Document:

EXHIBIT 10.84

                                  EMS AGREEMENT

This EMS Agreement ("Agreement") is made by and between Cal-comp
Electronics(Thailand) Public Co., Ltd ("Party A") a company registered in
Thailand, having its principle place of business at 191/54, 57 18 FL., CTI
Tower, Rachadapisek Road, Klong Toey Bangkok 10110, Thailand BOR MOR JOR 656,

Wherify Wireless, Inc. ("Party B") a corporation registered in 2000 Bridge
Parkway Suite 201, Redwood Shores, CA 94065, USA having its principal place of
business at the same as above,

Party A, B may be referred to herein as a Party or the Parties, as the case may
require.

Whereas, Party A desires to manufacture or redesign certain products for and
sell to Party B, and

Whereas, Party B desires to buy certain products manufactured or/and redesigned
by Party A for Party B;

THEREFORE, in consideration of the foregoing and the covenants contained below,
the Parties agree as follows:

1. DEFINITIONS

Unless otherwise provided the words in this Agreement shall bear the following
meanings:

1.1 "Contract Products" shall mean the proprietary products manufactured by
Party A for Party B. The specification thereof is listed in Appendix 1.

1.2 "Intellectual Property" shall mean any of the patent, copyright, registered
design, trademark, trade secret and other industrial intellectual property in
respect of the Contract Products.

1.3 "Confidential Information" shall mean all proprietary information relating
to this Agreement and designated as confidential by one Party or the other,
including, in whole or in part, the technical information transferred hereunder
and information received as a consequence of rendering or receiving technical
assistance, owned or controlled by either Party, which relates to its past,
present or future activities with regard to this Agreement and disclosed by one
of the Parties to the other Party in written and/or graphic or model form, or in
the form of a computer program or data base, and designated as confidential, in
writing, by an appropriate legend, together with the name of the Party so
disclosing it.

1.4 "Appendices" shall mean the following appendices which, when agreed by both
Parties, constitute an integral part of this Agreement:

Appendix 1.  Products Specification

Appendix 2.  Products Price

                                      -1-
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1.5 "Technical Information" shall mean the technical information with regard to
the Contract Products under this Agreement, including but not limited to
topographical design, device structures, specification, and process flows and
process recipes.

2. STATEMENT OF WORK

2.1 Party B delegates Party A to manufacture the Contract Products in accordance
with the specifications designed or developed by Party B itself, provided that
72,000 units per year, or an average 6,000 units per month in equivalence. Party
B is to dedicate equipments / fixtures / production line to fulfill 72,000 per
year. Should Party B fail to commit, it shall bear and pay all the related costs
1 month before expiration of this agreement. The related costs are human
resource dedication cost, production space allocation cost, and so on.

2.2 Party A agrees to manufacture or with written approval by Wherify to have
manufactured by a third party the Contract Products pursuant to the agreed
requirements, and sell all the Contract Products produced by Party A to Party B.
All the Contract Products manufactured by Party A or its appointee shall comply
with the specification as set forth in the Appendices to this Agreement.

2.3 Party A's work does not include the maintenance of the Products. Party B
shall provide the maintenance service of the Products, if necessary. Party A
shall provide the necessary information to Party B to facilitate Party B's
maintenance work. As a manufacturing, Party A should commit to provide quality
product following AQL 1.0, 4.0 standard for all the finished goods supplying to
Party B. Party A shall provide corrective action from time to time if there are
manufacturing fault found.

3. TECHNICAL INFORMATION AND TECHNICAL ASSISTANCE

3.1 Party B shall provide Party A specifications as made based on the design
rules, process parameters and the relevant Technology Information.

Party B shall update the Technical Information periodically to adapt the product
design to Party A's manufacturing processes. Party A shall discuss with Party B
to reach a consensus when there are different opinions between Party A and Party
B for the feasibility of manufacturing the Contract Products based upon Party
B's product design updates.

Party B shall notify Party A of the results of the inspection and acceptance of
the Contract Products delivered by Party A within 7 days of receipt and assist
Party A to improve the manufacturing processes.

3.2 Party A shall use the Technical Information and specifications solely for
the purpose of performing the contract activities relating to the Contract
Products for Party B and shall not make any modifications to the Technical
Information without Party B's prior written approval. In case Party A is to
modify the Technical Information to adapt its processes, it must get Party B's
prior written consent. All Technical Information disclosed by Party B to Party
A, including but not limited to process technology, will be used solely for the
Contract Products produced for Party B, unless such Technical

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3.3 Information is already being used or known by Party A or any third party and
Party B does not have any proprietary right to such Technical Information. Any
other use of such Technical Information shall constitute a violation of this
Agreement.

3.4 During the term of this Agreement, Party B shall provide to Party A all
modifications to the Technical Information relating to the manufacture of the
Contract Products prior to the time when the Contract Products incorporating
such modifications are scheduled for production. In case of different opinion
existed between Party A and Party B, both parties should with intention to seek
for the best solution to reach to an agreement.

3.5 Party B shall supply all specifications necessary for the manufacture of the
Contract Products. Party B will retain the ownership of all intellectual
property rights provided to Party A.

4. QUALIFICATION OF PROCESS

4.1 Party A shall not ship production quantities of the Contract Products to
Party B until Party A received the written notice from Party B that it has
successfully manufactured the test samples.

4.2 After the acceptance of the samples by Party B, Party A shall obtain the
written approval of Party B prior to making any modifications to the
manufacturing process, materials, or tooling which effect the form, fit,
function, reliability, or performance of the Contract Products.

5. PRE-MANUFACTURE COSTS

From the outset of this Agreement, the following costs shall apply:

5.1 Party B required engineering samples, which require non-standard conditions
or splits, will be surcharged at an agreed upon cost by both parties.

5.2 Should additional equipments and fixtures are required, they shall be
consigned by Party B. Party A is to provide purchase list to Party B. However,
there is an exception where Party B is responsible for fixtures making when
fixtures are specially designed for the Product with limited access and
knowledge from Party A.

6. PRICES

6.1 Party B will purchase the Contract Products from Party A at prices not to
exceed those set forth in the price table of Appendix 2. The price table will be
updated quarterly per year with the mutual consent of the parties.

6.2 All prices are quoted in U.S. Dollars and all payments will be made in U.S.
Dollars.

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7. ORDER PLACEMENT, DELIVERY AND RESPONSIBILITIES

7.1 Party A is responsible for materials purchased from vendors. As a product
designer and owner, Party B is to bear the responsibility for all the materials
planned for production use for Party B by Part A according to the PO and
forecast issued.

7.2 Party B shall provide to Party A 2 month firm PO and 3 month rolling
Forecast. The first two months firm orders shall constitute the firm quantity of
the Contract Products that Party B agrees to order for delivery and Party A
agrees to deliver in such first two months. The quantities forecasted with
respect to the three months of each Rolling Forecast may be changed by Party B
in the following Rolling Forecast within the following maximum deviation:

      a)    Month five becoming month four +/- 50%

      b)    Month four becoming month three +/- 30%

      c)    Month three becoming month two +/- 15%

      d)    Above sixth month 100%

Party A agrees to accept and fulfill each purchase order which meets the above
relation with the previous Rolling Forecast. Party B shall furnish Party A 2
months firm purchase orders, eight (8) weeks prior to the first shipment of each
2 months firm orders, a purchase order release stating quantity, type and
delivery date of Contract Products to be manufactured and shipped during the
subject 2 months. Party A shall confirm the acceptance of such purchase order
within 7 business working days. Upon acceptance by Party A, such purchase order
shall be binding upon both Party A and Party B.

7.3 Delivery delay or default of any one of the partial shipments shall not
relieve Party B of its obligations to accept the remaining deliveries. The
Parties agree that all deliveries shall enjoy a 7 day mercy period. Party A and
Party B shall work together to adjust the prices of Contract Products that are
delivered late beyond the mercy period, but in no case shall Party A's liability
for delays be beyond the extra cost for the upgrade from sea shipment to sea/air
shipment for the Contract Products which are delivered between nine (9) and
fifteen (15) calendar days after the delivery date, and from sea shipment to air
shipment for the Contract Products which are delivered between sixteen (16) and
thirty (30) calendar days after the delivery date. All Deliveries shall be made
FOB Party A's dock.

7.4 Party B shall provide Party A the confirmed delivery date 4 weeks before
delivery.

7.5 In Case of PO Cancellation (2 months firm PO) or variances from firm PO ,
forecast and engineering change, Party B should bear all the related cost of the
firm POs such as materials including on the way materials, cost of semi-products
and finished goods, and non-cancelable parts issued to Vendor for the firm Pos
or Forecast received by Party A.

                                      -4-
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8. PAYMENT TERMS

Party B shall pay Party A the full purchase price of each purchase order with
payment due net 45 days from the on-board date of Contract Products under the
payment guaranty of irrevocable Standby Letter of Credit .

8.1 The irrevocable Standby L/C should be guaranty by Bank of America

8.2 The Standby L/C should be issued individually to cover each monthly order
amount, and the Standby L/C should be dispatched to Party A 60 days before
monthly shipment

8.3 Standby L/C validity : 160 days

8.4 Terms on Standby L/C

      8.4.1 Any delay payment, Party A can negotiate the Standby L/C

      8.4.2 Any obsolete materials caused by order cancellation, forecast
            changes or engineering change from Party B. Party A should report to
            Party B and Party B should answer in 3 business days and finish the
            payment within 7 business days. If Party B delays the payment, Party
            A can negotiate the Standby L/C.

9. INSPECTION

Contract Products will be inspected in accordance with the routine practice of
Party A or its delegates or subcontractors, but if Party B desires a different
method of inspection with the attendance of Party B, its representative or
agent, all such additional charges shall be borne by Party B.

10. SHIPMENT AND ACCEPTANCE

After Party A delivers the Contract Products to Party B, Party B shall
acknowledge to Party A the receipt of each shipment of the Contract Products
stating quantity, type, and shipment damages existing at delivery, within 7 days
of receipt. Failure to acknowledge acceptance of the shipment within the above
time limit shall constitute full acceptance of the shipment. Party A shall not
be responsible for any claims relative to quantity and shipment damages made
thereafter. Party A shall not be liable for any shipment damages.

11. CLAIM AND LIMITS OF LIABILITY

11.1 In the event a problem occurs or is discovered after production, Party B
and Party A agree to discuss and resolve the basis of the defect in good faith,
provided Party B shall identify such defect is not caused by it or its customer
because of not complying with Party A's requirements.

                                      -5-
<PAGE>

11.2 If defects are detected in any Contract Products, Party A shall assist on a
timely basis in the failure analysis and provide corrective action to correct
such failure mechanisms and/or defects. No Contract Product claimed to be
defective may be returned to Party A, disposed of or repaired by Party B,
without the prior consent of Party A.

11.3 Party A's liability for defects/workmanship that are attributed to Party
A's fault and such defects are over the Acceptable Quality Level (1.0, 4.0 for
major and Minor), shall be limited to repair or replacement only. Party A may,
at its option, 1) to choose to pay Party B for the repair; 2) may provide free
parts for the repair; 3) request Party B to ship the defective goods to a place
delegate by party A for repair; or 4) send people to Party B's location to
repair the defective goods, in which case Party B shall provide an appropriate
work place. If Party A requests Party B to ship the goods back for repair, Party
A and Party B shall each pay for one trip of the freight and insurance.

Party A's legal liability under any circumstances shall not exceed the price of
each defective unit of the Product. Party B shall not claim for any damages
against Party A one year after the occurrence of the disputes.

11.4 In the case of Termination of this agreement and/or product version, Party
B is liable to pay all the due payments to Party A 30 days prior to Termination.
Due payment includes the liability of the incurred costs related to PO
cancellation or Forecast variances.

12. INTELLECTUAL PROPERTY

12.1 Party A agrees to defend at its expense any suit brought against Party B by
any third party based upon a claim that the intellectual property rights
provided by Party A hereunder infringes any right of the third party. Party A's
compensation and other related fee and tax should be limited and not exceed the
total net amount which Party A acquire from the Contract Product selling.

12.2 Party B agrees to defend at its expense any suit brought against Party A by
any third party based upon a claim that the intellectual property rights
provided by Party B in order for Party A to perform this agreement infringes any
right of the third party when such infringement is caused by Party A's use of
the Technical/Confidential Information or any modifications furnished by Party
B, and to indemnify Party A for damages arising there from.

12.3 In no event shall Party A be liable for any incidental or consequential
damages arising from infringement or alleged infringement of patent or
copyrights or defective products.

12.4 Party B shall provide Party A with documents, satisfactory to Party A,
which proves that Party B is the legal owner or authorized licensee of the
Intellectual Property within the Contract Products, and that Party B has
authorized Party A to use such Intellectual Property for the production of the
Contract Products.

12.5 All of the Intellectual Property developed or created, by either party
prior to or during the performance of this Agreement, shall remain the property
of the developer or creator. The Agreement does not authorize either Party to
use any Intellectual Property of the other Party.

                                      -6-
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13. CONFIDENTIALITY

13.1 The Confidential Information will be used solely for the purpose of
performing the contract activities related to the Contract Products for Party B,
and will not be disclosed to any third party, and used for any third party
products.

13.2 The Confidential Information will only be disclosed to employees, delegates
or subcontractors who have a need to know the Confidential Information and who
have signed agreements to maintain the Confidential Information confidential.

13.3 Upon termination of this Agreement for breach, the receiving party must
upon the request of the disclosing party (i) return to the other party or
certify to the destruction of the original and all copies of any Confidential
Information and (ii) at the disclosing party's request have one of its officers
certify in writing that it will not make any further use of such Confidential
Information and specifically will not manufacture or have manufactured for it
any product incorporating Confidential Information.

13.4 These Confidential provisions shall survive the termination of this
Agreement for a period of five (5) years from the expiration of the term of this
Agreement.

13.5 All Confidential Information and any copies thereof are and will remain the
property of the disclosing party. No marketing or other rights are conveys to
Party A by Party B under this Agreement.

14. TERM OF AGREEMENT

The Agreement shall become effective when it is signed by the duly authorized
representatives of the Parties hereto and shall continue in effect for one (1)
year unless it is canceled or terminated, and will be automatically extended for
another year unless otherwise stated by either party with objections in writing
3 months prior to expiry.

15. SETTLEMENT OF DISPUTES

15.1 Any disputes arising from the execution of, or in connection with, this
Agreement shall be interpreted in accordance with the laws of Republic of China
and submitted to an arbitration panel in Taipei, Taiwan acceptable to both
parties for arbitration under the arbitration rules of Republic of China .

15.2 During the arbitration, this Agreement shall be executed continuously by
both Parties except for matters in dispute.

16. FORCE MAJEURE

16.1 No Party shall be liable in any manner for failure or delay upon
fulfillment of all or part of this Agreement, directly or indirectly owing to
any cause beyond its control, including, but not limited to, acts of God,
governmental orders or restriction, war, threat of war, warlike conditions,
strike, lockout, accident, interruption of transportation or inability to obtain
necessary labor, materials, or facilities. However, if Party A cannot supply the
Contract Products within 60 days after a force majeure event, Party B may seek
other sources of supply and reduce the amount it has committed to buy from Party
A. However, Party B must bear all costs as Article 7.5 mentioned.

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<PAGE>

16.2 Party A shall notify Party B at the earliest indication of any interruption
in supplying the Contract Products or other facility difficulty, which may
impact the availability of products under this Agreement.

17. ASSIGNMENT, TRANSFER OR SALE OF THIS AGREEMENT

Except agreed to otherwise, neither Party shall assign, sublicense or otherwise
transfer this Agreement or any rights or obligations arising under this
Agreement to any third party without the prior written approval of the other
Party. Party B acknowledges and expressly agrees that Party A may delegate or
subcontract its obligations under this agreement to a third party. The third
party delegate or subcontractor shall have all the rights of Party A pursuant to
this Agreement.

18. TERMINATION

18.1 If either Party shall at any time default in rendering or fulfilling any of
the material obligations or conditions hereof and such default shall not be
cured within sixty (60) days after written notice from the non-defaulting Party
to the defaulting Party and, upon the giving of such notice of cancellation,
this Agreement shall terminate.

18.2 With one month after cancellation or termination of this Agreement, either
Party shall furnish to the other Party a certificate certifying with respect to
each item of the Technical Information delivered to it hereunder that, the
original and all copies, in whole or in part, in any form, of the Technical
Information have been destroyed or returned to the other Party.

18.3 The provisions of Articles 11,12 and 13 shall survive any expiration,
cancellation, or termination hereof.

19. ENTIRE AGREEMENT

19.1 This Agreement, including all the Appendices, supersedes all prior
discussions and writings and constitutes the entire and only contract between
the Parties hereto relating to the activities to be performed hereunder for the
Contract Products, and it may not be changed, altered or amended except in
writing and signed by duly authorized representatives of all the Parties.

19.2 In the event any inconsistency arises between the terms of this Agreement,
the Appendices and the delegating foundry order, this Agreement shall prevail.

                                      -8-
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20. NOTICE

All notices, instructions, requests, authorizations, consents, demands and other
communications hereunder shall be in writing and shall be sent by facsimile or
registered airmail, postage prepaid, addressed as follows:

To:                                    To:

Attention:                             Attention:

Either party hereto may change its address by a notice given to the other party
hereto in the manner set forth above. Notice given in original copy, if by mail,
notice shall be considered to have been given five (5) days after the mailing
thereof, and notices given by facsimile shall be considered to have been given
when received.

IN WITNESS WHEREOF, the Parties have caused their respective duly authorized
representatives to sign this Agreement as of the date first written above

<TABLE>
<S>                                                                <C>
Party A                                                            Party B
Cal-Comp Electronics (Thailand) Public Co., Ltd.                   Wherify Wireless, Inc.

By:______________________________________________                  By:______________________________________________

Name:  Peter Pan                                                   Name:____________________________________________

Title:  General Manager of CR Division                             Title:___________________________________________
</TABLE>

                                      -9-EXHIBIT 10.85

                                 Lease Agreement

                                                    BLDG:             Westport 6
                                                    OWNER             90
                                                    PROP:             906
                                                    UNIT:             2
                                                    TENANT:           90602

      THIS LEASE, made this 3rd day of September, 1999 between WESTPORT JOINT
VENTURE, a California joint venture, hereinafter called Landlord, and WORLD
TRACKING TECHNOLOGIES, INC., a California corporation, hereinafter called
Tenant.

                              W I T N E S S E T H:
                              - - - - - - - - - -

      Landlord hereby leases to Tenant and Tenant hereby hires and takes from
Landlord those certain premises (the "Premises") outlined in red on Exhibit "A",
attached hereto and incorporated herein by this reference thereto more
particularly described as follows:

      A portion of that certain 48,384+/- square foot, two-story building
      located at 2000 Bridge Parkway, Suite 201, Redwood City, California 94065,
      consisting of approximately 25,690+/- square feet on the second floor of
      the building. Said Premises is more particularly shown within the area
      outlined in Red on Exhibit A attached hereto. The entire parcel, of which
      the Premises is a part, is shown within the area outlined in Green on
      Exhibit A attached. The Premises shall be improved by Landlord as shown on
      Exhibit B to be attached hereto, and is leased on an "as-is" basis, in its
      present condition, and in the configuration as shown in Red on Exhibit B
      to be attached hereto.

As used herein the Complex shall mean and include all of the land. outlined in
green and described in Exhibit "A" attached hereto, common area private roads
within the Complex, and all of the buildings, improvements, fixtures and
equipment now or hereafter situated on said land.

Said letting and hiring is upon and subject to the terms, covenants and
conditions hereinafter set forth and Tenant covenants as a material part of the
consideration for this Lease to perform and observe each and all of said terms,
covenants and conditions. This Lease is made upon the conditions of such
performance and observance.

1. USE. Tenant shall use the Premises only in conformance with applicable
governmental laws, regulations, rules and ordinances for the purposes of general
office, light manufacturing, research and development, and storage and other
uses necessary for Tenant to conduct Tenant's business, provided that such uses
shall be in accordance with all applicable governmental laws and ordinances, and
for no other purpose. Tenant shall not do or permit to be done in or about the
Premises or the Complex nor bring or keep or permit to be brought or kept in or

<PAGE>

about the Premises or the Complex anything which is prohibited by or will in any
way increase the existing rate of (or otherwise affect) fire or any insurance
covering the Complex or any part thereof, or any of its contents, or will cause
a cancellation of any insurance covering the Complex or any part thereof, or any
of its contents. Tenant shall not do or permit to be done anything in, on or
about the Premises or the Complex which will in any way obstruct or interfere
with the rights of other tenants or occupants of the Complex or injure or annoy
them, or use or allow the Premises to be used for any improper, immoral,
unlawful or objectionable purpose, nor shall Tenant cause, maintain or permit
any nuisance in, on or about the Premises or the Complex. No sale by auction
shall be permitted on the Premises. Tenant shall not place any loads upon the
floors, walls, or ceiling, which endanger the structure, or place any harmful
fluids or other materials in the drainage system of the building, or overload
existing electrical or other mechanical systems. No waste materials or refuse
shall be dumped upon or permitted to remain upon any part of the Premises or
outside of the building in which the Premises are a part, except in trash
containers placed inside exterior enclosures designated by Landlord for that
purpose or inside of the building proper where designated by Landlord. No
materials, supplies, equipment, finished products or semi-finished products, raw
materials or articles of any nature shall be stored upon or permitted to remain
outside the Premises or on any portion of common area of the Complex. No
loudspeaker or other device, system or apparatus which can be heard outside the
Premises shall be used in or at the Premises without the prior written consent
of Landlord. Tenant shall not commit or suffer to be committed any waste in or
upon the Premises. Tenant shall indemnify, defend and hold Landlord harmless
against any loss, expense, damage, attorneys' fees, or liability arising out of
failure of Tenant to comply with any applicable law. Tenant shall comply with
any covenant, condition, or restriction ("CC&R's") affecting the Premises. The
provisions of this paragraph are for the benefit of Landlord only and shall not
be construed to be for the benefit of any tenant or occupant of the Complex.

2.       TERM(1)

      A. The terms of this Lease shall be for a period of TEN (10) years (unless
sooner terminated as hereinafter provided) and, subject to Paragraphs 2(B) and
3, shall commence on the 1st day of November, 1999 and end on the 31st day of
October, 2009.

      B. Possession of the Premises shall be deemed tendered and the term of
this Lease shall commence when the first of the following occurs:

      (a) One day after a Certificate of Occupancy is granted by the proper
governmental agency, or, if the governmental agency having jurisdiction over the
area in which the Premises are situated does not issue certificates of
occupancy, then the same number of days after certification by Landlord's
architect or contractor that Landlord's construction work has been completed; or

----------
(1) It is agreed in the event said Lease commences on a date other than the
first day of the month the term of the Lease will be extended to account for the
number of days in the partial month. The Basic Rent during the resulting partial
month will be pro-rated (for the number of days in the partial month) at the
Basic Rent scheduled for the projected commencement date as shown in Paragraph
43.

                                      -2-
<PAGE>

      (b) Upon the Occupancy of the Premises by any of Tenant's operating
personnel; or

      (c) When the Tenant Improvements have been substantially completed for
Tenant's use and occupancy, in accordance and compliance with Exhibit B of this
Lease Agreement; or

      (d) As otherwise agreed in writing.

3. POSSESSION. If Landlord, for any reason whatsoever, cannot deliver possession
of said premises to Tenant at the commencement of the said term, as hereinbefore
specified, this Lease shall not be void or voidable; no obligation of Tenant
shall be affected thereby; nor shall Landlord or Landlord's agents be liable to
Tenant for any loss or damage resulting therefrom; but in that event the
commencement and termination dates of the Lease, and all other dates affected
thereby shall be revised to conform to the date of Landlord's delivery of
possession, as specified in Paragraph 2 (b), above. The above is, however,
subject to the provision that the period of delay of delivery of the premises
shall not exceed 60 days from the commencement date herein (except those delays
caused by Acts of God, strikes, war, utilities, governmental bodies, weather,
unavailable materials, and delays beyond Landlord's control shall be excluded in
calculating such period) in which instance Tenant, at its option, may, by
written notice to Landlord, terminate this Lease.

4. RENT

      A. Basic Rent. Tenant agrees to pay to Landlord at such place as Landlord
may designate without deduction, offset, prior notice, or demand, and Landlord
agrees to accept as Basic Rent for the leased Premises the total sum of TWELVE
MILLION ONE HUNDRED SEVENTY SEVEN THOUSAND SIXTY AND NO/100 ($12,177,060.00)
Dollars in lawful money of the United States of America, payable as follows:

      SEE PARAGRAPH 43 FOR BASIC RENT SCHEDULE.

      B. Time for Payment. In the event that the term of this Lease commences on
a date other than the first day of a calendar month, on the date of commencement
of the term hereof Tenant shall pay to Landlord as rent for the period from such
date of Commencement to the first day of the next succeeding calendar month that
proportion of the monthly rent hereunder which the number of days between such
date of commencement and the first day of the next succeeding calendar month
bears to thirty (30). In the event that the term of this Lease for any reason
ends on a date other than the last day of a calendar month, on the first day of
the last calendar month of the term hereof Tenant shall pay to Landlord as rent
for the period from said first day of said last calendar month to and including
the last day of the term hereof that proportion of the monthly rent hereunder
which the number of days between said first day of said last calendar month and
the last day of the term hereof bears to thirty (30).

                                      -3-
<PAGE>

      C. Late Charge. Notwithstanding any other provision of this Lease, if
Tenant is in default in the payment of rental as set forth in this paragraph 4
when due, or any part thereof, Tenant agrees to pay Landlord, in addition to the
delinquent rental due, a late charge for each rental payment in default ten (10)
days. Said late charge shall equal ten percent (10%) of each rental payment so
in default.

      D. Additional Rent. Beginning with the commencement date of the term of
this Lease, Tenant shall pay to Landlord in addition to the Basic Rent and as
Additional Rent the following:

            (a) Tenant's proportionate share of all Taxes relating to the
Complex as set forth in Paragraph 12, and

            (b) Tenant's proportionate share of all insurance premiums and
deductibles relating to the Complex, as set forth in Paragraph 15, and

            (c) Tenant's proportionate share of expenses for the operation,
management, maintenance and repair of the Building (including common areas of
the Building) and Common Areas of the Complex in which the Premises are located
as set forth in Paragraph 7, and

            (d) All charges, costs and expenses, which Tenant is required to pay
hereunder, together with all interest and penalties, costs and expenses
including attorneys' fees and legal expenses, that may accrue thereto in the
event of Tenant's failure to pay such amounts, and all damages, reasonable costs
and expenses which Landlord may incur by reason of default of Tenant or failure
on Tenant's part to comply with the terms of this Lease. In the event of
nonpayment by Tenant of Additional Rent, Landlord shall have all the rights and
remedies with respect thereto as Landlord has for nonpayment of rent.

The Additional Rent due hereunder shall be paid to Landlord or Landlord's agent
(i) within five days for taxes and insurance and within thirty days for all
other Additional Rent items after presentation of invoice from Landlord or
Landlord's agent setting forth such Additional Rent and/or (ii) at the option of
Landlord. Tenant shall pay to Landlord monthly, in advance, Tenant's prorata
share of an amount estimated by Landlord to be Landlord's approximate average
monthly expenditure for such Additional Rent items, which estimated amount shall
be reconciled within 120 days of the end of each calendar year or more
frequently if Landlord so elects to do so at Landlord's sole and absolute
discretion as compared to Landlord's actual expenditure for said Additional Rent
items, with Tenant paying to Landlord, upon demand, any amount of actual
expanses expended by Landlord in excess of said estimated amount, or Landlord
crediting to Tenant (providing Tenant is not in default in the performance of
any of the terms, covenants and conditions of this Lease) any amount of
estimated payments made by Tenant in excess of Landlord's actual expenditures
for said Additional Rent items.

      The respective obligations of Landlord and Tenant under this paragraph
shall survive the expiration or other termination of the term of this Lease, and
if the term hereof shall expire or shall otherwise terminate on a day other than
the last day of a calendar year, the actual Additional Rent incurred for the
calendar year in which the term hereof expires or otherwise terminates shall be

                                      -4-
<PAGE>

determined and settled on the basis of the statement of actual Additional Rent
for such calendar year and shall be prorated in the proportion which the number
of days in such calendar year preceding such expiration or termination bears to
365.

      E. Fixed Management Fee. Beginning with the Commencement Date of the Term
of this Lease, Tenant shall pay, in addition to the Basic Rent and Additional
Rent, a fixed monthly management fee ("Management Fee") equal to three percent
(3%) of the Basic Rent due for each month during the Lease Term. Said Management
Fee shall be paid by Tenant to A&P Property Management Company at 2560 Mission
College Blvd., Suite 101, Santa Clara, CA 95054.

      F. Place of Payment of Rent and Additional Rent. All Basic Rent hereunder
and all payments hereunder for Additional Rent shall be paid to Landlord at the
office of Landlord at Westport Joint Venture, 2560 Mission College Blvd., Suite
101, Santa Clara, CA 95054.

      (2)G. Security Deposit. Concurrently with Tenant's execution of this
Lease, Tenant shall deposit with Landlord the sum of TWO HUNDRED TWENTY SIX
THOUSAND SEVENTY-TWO AND NO/100 ($226,072.00) Dollars. Said sum shall be held by
Landlord as a Security Deposit for the faithful performance by Tenant of all of
the terms, covenants, and conditions of this Lease to be kept and performed by
Tenant during the term hereof. If Tenant defaults with respect to any provision
of this Lease, including, but not limited to, the provisions relating to the
payment of rent and any of the monetary sums due herewith, Landlord may (but
shall not be required to) use, apply or retain all or any part of this Security
Deposit for the payment of any other amount which Landlord may spend by reason
of tenant's default or to compensate Landlord for any other loss or damage which
Landlord may suffer by reason of Tenant's default. If any portion of said
Deposit is so used or applied, Tenant shall, within ten (10) days after written
demand therefor, deposit cash with Landlord in the amount sufficient to restore
the Security Deposit to its original amount. Tenant's failure to do so shall be
a material breach of this Lease. Landlord shall not be required to keep this
Security Deposit separate from its general funds, and Tenant shall not be
entitled to interest on such Deposit. If Tenant fully and faithfully performs
every provision of this Lease to be performed by it, the Security Deposit or any
balance thereof shall be returned to Tenant (or at Landlord's option, to the
last assignee of Tenant's interest hereunder) at the expiration of the Lease
term and after Tenant has vacated the Premises. In the event of termination of
Landlord's interest in this Lease, Landlord shall transfer said Deposit to
Landlord's successor in interest whereupon Tenant agrees to release Landlord
from liability for the return of such Deposit or the accounting therefor.

      5. RULES AND REGULATIONS AND COMMON AREA. Subject to the terms and
conditions of this Lease and such Rules and Regulations as Landlord may from
time to time prescribe, Tenant and Tenant's employees, invitees and customers
shall, in common with other occupants of the Complex in which the Premises are
located, and their respective employees, invitees and customers, and others
entitled to the use thereof, have the nonexclusive right to use the access
roads, parking areas, and facilities provided and designated by Landlord for the
general use and convenience of the occupants of the Complex in which the
Premises are located, which areas and facilities are referred to herein as

----------
(2)  $113,036.00 Cash due upon Lease execution
     $113,036.00 Promissory Note due August 1, 2000.

                                      -5-
<PAGE>

"Common Area". This right shall terminate upon termination of this Lease.
Landlord reserves the right from time to time to make changes in the shape,
size, location, amount and extent of Common Area. Landlord further reserves the
right to promulgate such reasonable rules and regulations relating to the use of
the Common Area, and any part or parts thereof, as Landlord may deem appropriate
for the best interests of the occupants of the Complex. The Rules and
Regulations shall be binding upon Tenant upon delivery of a copy of them to
Tenant, and Tenant shall abide by them and cooperate in their observance. Such
Rules and Regulations may be amended by Landlord from time to time, with or
without advance notice, and all amendments shall be effective upon delivery of a
copy to Tenant. Landlord shall not be responsible to Tenant for the
non-performance by any other tenant or occupant of the Complex of any of said
Rules and Regulations.

      Landlord shall operate, manage and maintain the Common Area. The manner in
which the Common Area shall be maintained and the expenditures for such
maintenance shall be at the discretion of Landlord.

      6. PARKING. Tenant shall have the right to use with other tenants or
occupants of the Complex 86 parking spaces in the common parking areas of the
Complex. Tenant agrees, that Tenant, Tenant's employees, agents, representatives
and/or invitees shall not use parking spaces in excess of said 86 spaces
allocated to Tenant hereunder. Landlord shall have the right, at Landlord's sole
discretion, to specifically designate the location of Tenant's parking spaces
within the common parking areas of the Complex in the event of a dispute among
the tenants occupying the building and/or Complex referred to herein, in which
event Tenant agrees that Tenant, Tenant's employees, agents, representatives
and/or invitees shall not use any parking spaces other than those parking spaces
specifically designated by Landlord for Tenant's use. Said parking spaces, if
specifically designated by Landlord to Tenant, may be relocated by Landlord at
any time, and from time to time. Landlord reserves the right, at Landlord's sole
discretion, to rescind any specific designation of parking spaces, thereby
returning Tenant's parking spaces to the common parking area. Landlord shall
give Tenant written notice of any change in Tenant's parking spaces. Tenant
shall not, at any time, park, or permit to be parked, any trucks or vehicles
adjacent to the loading areas so as to interfere in any way with the use of such
areas, nor shall Tenant at any time park, or permit the parking of Tenant's
trucks or other vehicles or the trucks and vehicles of Tenant's suppliers or
others, in any portion of the common area not designated by Landlord for such
use by Tenant. Tenant shall not park nor permit to be parked, any inoperative
vehicles or equipment on any portion of the common parking area or other common
areas of the Complex. Tenant agrees to assume responsibility for compliance by
its employees with the parking provision contained herein. If Tenant or its
employees park in other than such designated parking areas, then Landlord may
charge Tenant, as an additional charge, and Tenant agrees to pay, ten ($10.00)
Dollars per day for each day or partial day each such vehicle is parked in any
area other than that designated. Tenant hereby authorizes Landlord at Tenant's
sole expense to tow away from the Complex any vehicle belonging to Tenant or
Tenant's employees parked in violation of these provisions, or to attach
violation stickers or notices to such vehicles. Tenant shall use the parking
areas for vehicle parking only, and shall not use the parking areas for storage.

                                      -6-
<PAGE>

      7. EXPENSES OF OPERATION, MANAGEMENT, AND MAINTENANCE OF THE COMMON AREAS
OF THE COMPLEX AND BUILDING IN WHICH THE PREMISES ARE LOCATED. As Additional
Rent and in accordance with Paragraph 4D of this Lease, Tenant shall pay to
Landlord Tenant's proportionate share (calculated on a square footage or other
equitable basis as calculated by Landlord) of all expenses of operation,
management, maintenance and repair of the Common Areas of the Complex including,
but not limited to, license, permit, and inspection fees; security; utility
charges associated with exterior landscaping and lighting (including water and
sewer charges); all charges incurred in the maintenance and replacement of
landscaped areas, lakes, private roads within the Complex and road with
reciprocal easement areas; parking lots and paved areas (including repairs,
replacement, resealing and restriping), sidewalks, driveways; maintenance,
repair and replacement of all fixtures and electrical, mechanical, and plumbing
systems; structural elements and exterior surfaces of the buildings; salaries
and employee benefits of personnel and payroll taxes applicable thereto;
supplies, materials, equipment and tools; the cost of capital expenditures which
have the effect of reducing operating expenses, provided, however, that in the
event Landlord makes such capital improvements, Landlord may amortize its
investment in said improvements (together with interest at the rate of fifteen
(15%) percent per annum on the unamortized balance) as an operating expense in
accordance with standard accounting practices, provided, that such amortization
is not at a rate greater than the anticipated savings in the operating expenses.

      "Additional Rent" as used herein shall not include Landlord's debt
repayments; interest on charges; expenses directly or indirectly incurred by
Landlord for the benefit of any other tenant; cost for the installation of
partitioning or any other tenant improvements; cost of attracting tenants;
depreciation; interest, or executive salaries.

      As Additional Rent and in accordance with paragraph 4D of this Lease,
Tenant shall pay its proportionate share (calculated on a square footage or
other equitable basis as calculated by Landlord) of the cost of operation
(including common utilities), management, maintenance, and repair of the
building (including common areas such as lobbies, restrooms, janitor's closets,
hallways, elevators, mechanical and telephone rooms, stairwells, entrances,
spaces above the ceilings and janitorization of said common areas) in which the
Premises are located. The maintenance items herein referred to include, but are
not limited to, all windows, window frames, plate glass, glazing, truck doors,
main plumbing systems of the building (such as water and drain lines, sinks,
toilets, faucets, drains, showers and water fountains), main electrical systems
(such as panels and conduits), heating and air conditioning systems (such as
compressors, fans, air handlers, ducts, boilers, heaters), store fronts, roofs,
downspouts, building common area interiors (such as wall coverings, window
coverings, floor coverings and partitioning), ceilings, building exterior doors,
skylights (if any), automatic fire extinguishing systems, and elevators;
license, permit, and inspection fees; security; salaries and employee benefits
of personnel and payroll taxes applicable thereto; supplies, materials,
equipment and tools; the cost of capital expenditures which have the effect of
reducing operating expenses, provided, however, that in the event Landlord makes
such capital improvements, Landlord may amortize its investment in said
improvements (together with interest at the rate of fifteen (15%) percent per
annum on the unamortized balance) as an operating expense in accordance with
standard accounting practices, provided, that such amortization is not at a rate

                                      -7-
<PAGE>

greater than the anticipated savings in the operating expenses. Tenant hereby
waives all rights under, and benefits of, subsection 1 of Section 1932 and
Sections 1941 and 1942 of the California Civil Code and under any similar law,
statute or ordinance now or hereafter in effect.

      8. ACCEPTANCE AND SURRENDER OF PREMISES. By entry hereunder, Tenant
accepts the Premises as being in good and sanitary order, condition and repair
and accepts the building and improvements included in the Premises in their
present condition and without representation or warranty by Landlord as to the
condition of such building or as to the use or occupancy which may be made
thereof. Any exceptions to the foregoing must be by written agreement executed
by Landlord and Tenant. Tenant agrees on the last day of the Lease term, or on
the sooner termination of this Lease, to surrender the Premises promptly and
peaceably to Landlord in good condition and repair (damage by Acts of God, fire,
normal wear and tear excepted), with all interior walls painted, or cleaned so
that they appear freshly painted, and repaired and replaced, if damaged; all
floors cleaned and waxed; all carpets cleaned and shampooed; the air
conditioning and heating equipment serviced by a reputable and licensed service
firm and in good operating condition (provided the maintenance of such equipment
has been Tenant's responsibility during the term of this Lease) together with
all alterations, additions, and improvements which may have been made in, to, or
on the Premises (except movable trade fixtures installed at the expense of
Tenant) except that Tenant shall ascertain from Landlord within thirty (30) days
before the end of the term of this Lease whether Landlord desires to have the
Premises or any part or parts thereof restored to their condition and
configuration as when the Premises were delivered to Tenant and if Landlord
shall so desire, then Tenant shall restore said Premises or such part or parts
thereof before the end of this Lease at Tenant's sole cost and expense. Tenant,
on or before the end of the term or sooner termination of this Lease, shall
remove all of Tenant's personal property and trade fixtures from the Premises,
and all property not so removed on or before the end of the term or sooner
termination of this Lease shall be deemed abandoned by Tenant and title to same
shall thereupon pass to Landlord without compensation to Tenant. Landlord may,
upon termination of this Lease, remove all moveable furniture and equipment so
abandoned by Tenant, at Tenant's sole cost, and repair any damage caused by such
removal at Tenant's sole cost. If the Premises be not surrendered at the end of
the term or sooner termination of this Lease, Tenant shall indemnify Landlord
against loss or liability resulting from the delay by Tenant in so surrendering
the Premises including, without limitation, any claims made by any succeeding
tenant founded on such delay. Nothing contained herein shall be construed as an
extension of the term hereof or as a consent of Landlord to any holding over by
Tenant. The voluntary or other surrender of this Lease or the Premises by Tenant
or a mutual cancellation of this Lease shall not work as a merger and, at the
option of Landlord, shall either terminate all or any existing subleases or
subtenancies or operate as an assignment to Landlord of all or any such
subleases or subtenancies.

      9. ALTERATIONS AND ADDITIONS. Tenant shall not make, or suffer to be made,
any alteration or addition to the Premises, or any part thereof, without the
written consent of Landlord first had and obtained by Tenant, but at the cost of
Tenant, and any addition to, or alteration of, the Premises, except moveable
furniture and trade fixtures, shall at once become a part of the Premises and
belong to Landlord. Landlord reserves the right to approve all contractors and
mechanics proposed by Tenant to make such alterations and additions. Tenant
shall retain title to all moveable furniture and trade fixtures placed in the

                                      -8-
<PAGE>

Premises. All heating, lighting, electrical, air conditioning, floor to ceiling
partitioning, drapery, carpeting, and floor installations made by Tenant,
together with all property that has become an integral part of the Premises,
shall not be deemed trade fixtures. Tenant agrees that it will not proceed to
make such alteration or additions, without having obtained consent from Landlord
to do so, and until five (5) days from the receipt of such consent, in order
that Landlord may post appropriate notices to avoid any liability to contactors
or material suppliers for payment for Tenant's improvements, Tenant will at all
times permit such notices to be posted and to remain posted until the completion
of work. Tenant shall, if required by landlord, secure at Tenant's own cost and
expense, a completion and lien indemnity bond, satisfactory to Landlord, for
such work. Tenant further covenants and agrees that any mechanic's lien filed
against the Premises or against the Complex for work claimed to have been done
for, or materials claimed to have been furnished to Tenant, will be discharged
by Tenant, by bond or otherwise, within ten (10) days after the filing thereof,
at the cost and expense of Tenant. Any exceptions to the foregoing must be made
in writing and executed by both Landlord and Tenant. Notwithstanding anything to
the contrary herein, under no circumstances shall Tenant by authorized to
penetrate the soil to a depth that exceeds three and one-half feet from the
uppermost surface of the soil.

      10. TENANT MAINTENANCE. Tenant shall, at its sole cost and expense, keep
and maintain the Premises (including appurtenances) and every part thereof in a
high standard of maintenance and repair, and in good and sanitary condition.
Tenant's maintenance and repair responsibilities herein referred to include, but
are not limited to, janitorization, plumbing systems within the non-common areas
of the Premises (such as water and drain lines, sinks) electrical systems within
the Premises (such as outlets, lighting fixtures, lamps, bulbs, tubes,
ballasts), heating and airconditioning controls within the non-common areas of
the Premises (such as mixing boxes, thermostats, time clocks, supply and return
grills), all interior improvements within the premises including but not limited
to: wall coverings, window coverings, acoustical ceilings, vinyl tile,
carpeting, partitioning, doors (both interior and exterior, including closing
mechanisms, latches, locks), and all other interior improvements of any nature
whatsoever. Tenant agrees to provide carpet shields under all rolling chairs or
to otherwise be responsible for wear and tear of the carpet caused by such
rolling chairs if such wear and tear exceeds that caused by normal foot traffic
in surrounding areas. Areas of excessive wear shall be replaced at tenant's sole
expense upon Lease termination.

      11. UTILITIES OF THE BUILDING IN WHICH THE PREMISES ARE LOCATED. As
Additional Rent and in accordance with paragraph 4D of this Lease, Tenant shall
pay the proportionate share (calculated on a square footage or other equitable
basis as calculated by Landlord) of the cost of all utility charges such as
water, gas, electricity , telephone, telex and other electronic communications
service, sewer service, waste pick-up and any other utilities, materials or
services furnished directly to the building in which the Premises are located,
including, without limitation, any temporary or permanent utility surcharge or
other exactions whether or not hereinafter imposed.

      Landlord shall not be liable for and Tenant shall not be entitled to any
abatement or reduction of rent by reason of any interruption or failure of
utility services to the Premises when such interruption or failure is caused by
accident, breakage, repair, strikes, lockouts, or other labor disturbances or

                                      -9-
<PAGE>

labor disputes of any nature, or by any other cause, similar or dissimilar,
beyond the reasonable control of Landlord.

      Provided that Tenant is not in default in the performance or observance of
any of the terms, covenants or conditions of this Lease to be performed or
observed by it, Landlord shall furnish to the Premises between the hours of 8:00
AM and 6:00 PM. Mondays through Fridays (holidays excepted) and subject to the
rules and regulations of the Complex hereinbefore referred to, reasonable
quantities of water, gas and electricity suitable for the intended use of the
Premises and heat and airconditioning required in Landlord's judgment for the
comfortable use and occupation of the Premises for such purposes. Tenant agrees
that at all times it will cooperate fully with Landlord and abide by all
regulations and requirements that Landlord may prescribe for the proper
functioning and protection of the building heating, ventilating and
airconditioning system. Whenever heat generating machines, equipment, or any
other devices (including exhaust fans) are used in the Premises by Tenant which
affect the temperature or otherwise maintained by the airconditioning system,
Landlord shall have the right to install supplementary airconditioning units in
the Premises and the cost thereof, including the cost of installation and the
cost of operation and maintenance thereof, shall be paid by Tenant to Landlord
upon demand by Landlord. Tenant will not, without the written consent of
Landlord, use any apparatus or device in the Premises including, without
limitation), electronic data processing machines or machines using current in
excess of 110 volts which will in any way, increase the amount of electricity,
gas, water or airconditioning usually furnished or supplied to premises being
used as general office space, or connect with electric current (except through
existing electrical outlets in the Premises), or with gas or water pipes any
apparatus or device for the purposes of using electric current, gas, or water.
If Tenant shall require water, gas, or electric current in excess of that
usually furnished or supplied to premises being used as general office space,
Tenant shall first obtain the written consent of Landlord, which consent shall
not be unreasonably withheld, and Landlord may cause an electric current, gas,
or water meter to be installed in the Premises in order to measure the amount of
electric current, gas or water consumed for any such excess use. The cost of any
such meter and of the installation, maintenance and repair thereof, all charges
for such excess water, gas and electric current consumed (as shown by such
meters and at the rates then charged by the furnishing public utility); and any
additional expense incurred by Landlord in keeping account of electric current,
gas, or water so consumed shall be paid by Tenant, and Tenant agrees to pay
Landlord therefor promptly upon demand by Landlord.

      12. TAXES A. As Additional Rent and in accordance with Paragraph 4D of
this Lease, Tenant shall pay to Landlord Tenant's proportionate share of all
Real Property Taxes, which prorata share shall be allocated to the leased
Premises by square footage or other equitable basis, as calculated by Landlord.
The term "Real Property Taxes", as used herein, shall mean (i) all taxes,
assessments, levies, and other charges of any kind or nature whatsoever, general
and special, foreseen and unforeseen (including all installments of principal
and interest required to pay any general or special assessments for public
improvements and any increases resulting from reassessments caused by any change
in ownership of the Complex) now or hereafter imposed by any governmental or
quasi-governmental authority or special district having the direct or indirect
power to tax or levy assessments, which are levied or assessed against, or with
respect to the value, occupancy or use of, all or any portion of the Complex (as
now constructed or as may at any time hereafter be constructed, altered, or

                                      -10-
<PAGE>

otherwise changed) or Landlord's interest therein; any improvements located
within the Complex (regardless of ownership); the fixtures, equipment and other
property of Landlord, real or personal, that are an integral part of and located
in the Complex; or parking areas, public utilities, or energy within the
Complex: (ii) all charges, levies or fees imposed by reason of environmental
regulation or other governmental control of the Complex; and (ii) all costs and
fees (including attorneys' fees) incurred by Landlord in contesting any Real
Property Tax and in negotiating with public authorities as to any Real Property
Tax. If at any time during the term of this Lease the taxation or assessment of
the Complex prevailing as of the commencement date of this Lease shall be
altered so that in lieu of or in addition to any Real Property Tax described
above there shall be levied, assessed or imposed (whether by reason of a change
in the method of taxation or assessment, creation of a new tax or charge, or any
other cause) an alternate or additional tax or charge (i) on the value, use or
occupancy of the Complex or Landlord's interest therein or (ii) on or measured
by the gross receipts, income or rentals from the Complex, on Landlord's
business of leasing the Complex, or computed in any manner with respect to the
operation of the Complex, then any such tax or charge, however designated, shall
be included within the meaning of the term "Real Property Taxes" for purposes of
this Lease. If any Real Property Tax is based upon property or rents unrelated
to the Complex, then only that part of such real Property Tax that is fairly
allocable to the Complex shall be included within the meaning of the term "Real
Property Taxes". Notwithstanding the foregoing, the term "Real Property Taxes"
shall not include estate, inheritance, gift or franchise taxes of Landlord or
the federal or state net income tax imposed on Landlord's income from all
sources. The term "Real Estate Taxes" shall also include supplemental taxes
related to the period of Tenant's Lease Term whenever levied, including any such
taxes that may be levied after the Lease Term has expired.

      B. Taxes on Tenant's Property.

            (a) Tenant shall be liable for and shall pay ten days before
delinquency, taxes levied against any personal property or trade fixtures placed
by Tenant in or about the Premises, if any such taxes on Tenant's personal
property or trade fixtures are levied against Landlord or Landlord's property or
if the assessed value of the Premises is increased by the inclusion therein of a
value placed upon such personal property or trade fixtures of Tenant and if
Landlord, after written notice to Tenant, pays the taxes based on such increased
assessment, which Landlord shall have the right to do regardless of the validity
thereof, but only under proper protest if requested by Tenant, Tenant shall upon
demand, as the case may be, repay to Landlord the taxes so levied against
Landlord, or the proportion of such taxes resulting from such increase in the
assessment; provided that in any such event Tenant shall have the right, in the
name of Landlord and with Landlord's full cooperation, to bring suit in any
court of competent jurisdiction to recover the amount of any such taxes so paid
under protest, and any amount so recovered shall belong to Tenant.

            (b) if the Tenant Improvements in the Premises, whether installed,
and/or paid for by Landlord or Tenant and whether or not affixed to the real
property so as to become a part thereof, are assessed for real property tax
purposes at a valuation higher than the valuation at which standard office
improvements in other space in the Complex are assessed, then the real property
taxes and assessments levied against Landlord or the Complex by reason of such
excess assessed valuation shall be deemed to be taxes levied against personal

                                      -11-
<PAGE>

property of Tenant and shall be governed by the provisions of 12Ba, above. If
the records of the County Assessor are available and sufficiently detailed to
serve as a basis for determining whether said Tenant improvements are assessed
at a higher valuation than standard office improvements in other space in the
Complex, such records shall be binding on both the Landlord and the Tenant. If
the records of the County Assessor are not available or sufficiently detailed to
serve as a basis for making said determination, the actual cost of construction
shall be used.

      13. LIABILITY INSURANCE. Tenant, at Tenant's expense, agrees to keep in
force during the term of this Lease a policy of commercial general liability
insurance with a combined single limit coverage of not less than Two Million
Dollars ($2,000,000) per occurrence for injuries to or death of persons
occurring in, on or about the Premises or the Complex, and property damage. The
policy or policies affecting such insurance, certificates of insurance of which
shall be furnished to Landlord, shall name Landlord as additional insureds, and
shall insure any liability of Landlord, contingent or otherwise, as respects
acts or omissions of Tenant, its agents, employees or invitees or otherwise by
any conduct or transactions of any of said persons in or about or concerning the
Premises, including any failure of Tenant to observe or perform any of its
obligations hereunder, shall be issued by an insurance company admitted to
transact business in the State of California; and shall provide that the
insurance effected thereby shall not be canceled, except upon thirty (30) days'
prior written notice to Landlord. If, during the term of this Lease, in the
considered opinion of Landlord's Lender, insurance advisor, or counsel, the
amount of insurance described in this paragraph 13 is not adequate, Tenant
agrees to increase said coverage to such reasonable amount as Landlord's Lender,
insurance advisor, or counsel shall deem adequate.

      14. TENANT'S PERSONAL PROPERTY INSURANCE AND WORKMAN'S COMPENSATION
INSURANCE. Tenant shall maintain a policy or policies of fire and property
damage insurance in "all risk" form with a sprinkler leakage endorsement
insuring the personal property, inventory, trade fixtures, and leasehold
improvements within the leased Premises for the full replacement value thereof.
The proceeds from any of such policies shall be used for the repair or
replacement of such items so insured.

      Tenant shall also maintain a policy or policies of workman's compensation
insurance and any other employee benefit insurance sufficient to comply with all
laws.

      15. PROPERTY INSURANCE. Landlord shall purchase and keep in force and as
Additional Rent and in accordance with Paragraph 4D of this Lease, Tenant shall
pay to Landlord (or Landlord's agent if so directed by Landlord) Tenant's
proportionate share (calculated on a square footage or other equitable basis as
calculated by Landlord) of the deductibles on insurance claims and the cost of
policy or policies of insurance covering loss or damage to the Premises and
Complex in the amount of the full replacement value thereof, providing
protection against those perils included within the classification of "all
risks" insurance and flood and/or earthquake insurance, if available, plus a
policy of rental income insurance in the amount of one hundred (100%) percent of
twelve (12) months Basic Rent, plus sums paid as Additional Rent. If such
insurance cost is increased due to Tenant's use of the Premises or the Complex,
Tenant agrees to pay to Landlord the full cost of such increase. Tenant shall
have no interest in nor any right to the proceeds of any insurance procured by
Landlord for the Complex.

                                      -12-
<PAGE>

      Landlord and Tenant do each hereby respectively release the other, to the
extent of insurance coverage of the releasing party, from any liability for loss
or damage caused by fire or any of the extended coverage casualties included in
the releasing party's insurance policies, irrespective of the cause of such fire
or casualty; provided, however, that if the insurance policy of either releasing
party prohibits such waiver, then this waiver shall not take effect until
consent to such waiver is obtained. If such waiver is so prohibited, the insured
party affected shall promptly notify the other party thereof.

      16. INDEMNIFICATION. Landlord shall not be liable to tenant and Tenant
hereby waives all claims against Landlord for any injury to or death of any
person or damage to or destruction of property in or about the Premises or the
Complex, by or from any cause whatsoever, including, without limitation, gas,
fire, oil, electricity or leakage of any character from the roof, walls,
basement or other portion of the Premises or the Complex but excluding, however,
the willful misconduct or negligence of Landlord, its agents, servants,
employees, invitees, or contractors of which negligence Landlord has knowledge
and reasonable time to correct. Except as to injury to persons or damage to
property, to the extent arising from the willful misconduct or the negligence of
Landlord, its agents, servants, employees, invitees, or contractors, Tenant
shall hold Landlord harmless from and defend Landlord against any and all
expenses, including reasonable attorneys' fees, in connection therewith, arising
out of any injury to or death of any person or damage to or destruction of
property occurring in, on or about the Premises, or any part thereof, from any
cause whatsoever.

      17. COMPLIANCE. Tenant, at its sole cost and expense, shall comply with
all laws, statutes, ordinances and governmental rules, regulations or
requirements now or hereafter in effect; with the requirements of any board of
fire underwriters or other similar body now or hereafter constituted; and with
any direction or occupancy certificate issued pursuant to law by any public
officer; provided, however, that no such failure shall be deemed a breech of the
provisions if Tenant, immediately upon notification, commences to remedy or
rectify said failure. The judgment of any court of competent jurisdiction or the
admission of Tenant in any action against Tenant, whether Landlord be a party
thereto or not, that Tenant has violated any such law, statute, ordinance or
governmental rule, regulation, requirement, direction or provision, shall be
conclusive of that fact as between Landlord and Tenant. This paragraph shall not
be interpreted as requiring Tenant to make structural changes or improvements,
except to the extent such changes or improvements are required as a result of
Tenant's use of the Premises. Tenant shall, at its sole cost and expense, comply
with any and all requirements pertaining to said Premises, of any insurance
organization or company, necessary for the maintenance of reasonable fire and
public liability insurance covering the Premises.

      18. LIENS. Tenant shall keep the Premises and the Complex free from any
liens arising out of any work performed, materials furnished or obligation
incurred by Tenant. In the event that Tenant shall not, within ten (10) days
following the imposition of such lien, cause the same to be released of record,
Landlord shall have, in addition to the other remedies provided herein and by
law, the right, but not obligation, to cause the same to be released by such
means as it shall deem proper, including payment of the claim giving rise to
such lien. All sums paid by Landlord for such purpose, and all expenses incurred
by it in connection therewith, shall be payable to Landlord by Tenant on demand
with interest at the prime rate of interest as quoted by the Bank of America.

                                      -13-
<PAGE>

      19. ASSIGNMENT AND SUBLETTING. Tenant shall not assign, transfer, or
hypothecate the leasehold estate under this Lease, or any interest therein, and
shall not sublet the Premises, or any part thereof, or any right or privilege
appurtenant thereto, or suffer any other person or entity to occupy or use the
Premises, or any portion thereof, without, in each case, the prior written
consent of Landlord which consent will not be unreasonably withheld. As a
condition for granting this consent to any assignment, transfer, or subletting,
Landlord shall require Tenant to pay to Landlord, as Additional Rent, all rents
and/or additional consideration due Tenant from its assignees, transferees, or
subtenants in excess of the Rent payable by Tenant to Landlord hereunder for the
assigned, transferred, and/or subleased space. Tenant shall, by thirty (30) day
written notice, advise Landlord of its intent to assign or transfer tenant's
interest in the Lease or sublet the Premises or any portion thereof for any part
of the term hereof. Within thirty (30) days after receipt of said written
notice, Landlord may, in its sole discretion, elect to terminate this Lease as
to the portion of the Premises described in Tenant's notice on the date
specified in Tenant's notice by giving written notice of such election to
terminate. If no such notice to terminate is given to Tenant within said thirty
(30) day period, Tenant may proceed to locate an acceptable sublessee, assignee,
or other transferee for presentment to Landlord for Landlord's approval, all in
accordance with the terms, covenants, and conditions of this paragraph 19. If
Tenant intends to sublet the entire Premises and Landlord elects to terminate
this Lease, this Lease shall be terminated on the date specified in Tenant's
notice. If, however, this Lease shall terminate pursuant to the foregoing with
respect to less than all the Premises, the rent, as defined and reserved
hereinabove shall be adjusted on a pro rata basis to the number of square feet
retained by Tenant, and this Lease as so amended shall continue in full force
and effect. In the event tenant is allowed to assign, transfer or sublet the
whole or any part of the Premises, with the prior written consent of Landlord,
no assignee, transferee or subtenant shall assign or transfer this Lease, either
in whole or in part, or sublet the whole or any part of the Premises, without
also having obtained the prior written consent of Landlord. A consent of
Landlord to one assignment, transfer, hypothecation, subletting, occupation or
use by any other person shall not release Tenant from any of Tenant's
obligations hereunder or be deemed to be a consent to any subsequent similar or
dissimilar assignment, transfer, hypothecation, subletting, occupation or use by
any other person. Any such assignment, transfer, hypothecation, subletting,
occupation or use without such consent shall be void and shall constitute a
breach of this Lease by Tenant and shall, at the option of Landlord exercised by
written notice to Tenant, terminate this Lease. The leasehold estate under this
Lease shall not, nor shall any interest therein, be assignable for any purpose
by operation of law without the written consent of Landlord. As a condition to
its consent, Landlord shall require Tenant to pay all expenses in connection
with the assignment, and landlord shall require Tenant's assignee or transferee
(or other assignees or transferees) to assume in writing all of the obligations
under this Lease and for Tenant to remain liable to Landlord under the Lease.

      Notwithstanding the above, in no event will Landlord consent to a
sub-sublease.

                                      -14-
<PAGE>

      20. SUBORDINATION AND MORTGAGES. In the event Landlord's title or
leasehold interest is now or hereafter encumbered by a deed of trust, upon the
interest of Landlord in the land and buildings in which the demised Premises are
located, to secure a loan from a lender (hereinafter referred to us "Lender") to
Landlord, Tenant shall, at the request of Landlord or Lender, execute in writing
an agreement subordinating its rights under this Lease to the lien of such deed
of trust, or, if so requested, agreeing that the lien of Lender's deed of trust
shall be or remain subject and subordinate to the rights of Tenant under this
Lease. Notwithstanding any such subordination, Tenant's possession under this
Lease shall not be disturbed in Tenant is not in default and so long as Tenant
shall pay all rent and observe and perform all of the provisions set forth in
this Lease.

      21. ENTRY BY LANDLORD. Landlord reserves, and shall at all reasonable
times after at least 24 hours notice (except in emergencies) have, the right to
enter the Premises to inspect them; to perform any services to be provided by
Landlord hereunder; to submit the Premises to prospective purchasers, mortgagers
or tenants; to post notices of nonresponsibility; and to alter, improve or
repair the Premises and any portion of the Complex, all without abatement of
rent; and may erect scaffolding and other necessary structures in or through the
Premises where reasonably required by the character of the work to be performed;
provided, however, that the business of Tenant shall be interfered with to the
least extent that is reasonably practical. For each of the foregoing purposes,
any entry to the Premises obtained by landlord by any of said means, or
otherwise, shall not under any circumstances be construed or deemed to be a
forcible or unlawful entry into or a detainer of the Premises or an eviction,
actual or constructive, of Tenant from the Premises or any portion thereof.
Landlord shall also have the right at any time to change the arrangement or
location of entrances or passageways, doors and doorways, and corridors,
elevators, stairs, toilets or other public parts of the Complex and to change
the name, number or designation by which the Complex is commonly known, and none
of the foregoing shall be deemed an actual or constructive eviction of Tenant,
or shall entitle tenant to any reduction of rent hereunder.

      22. BANKRUPTCY AND DEFAULT. The commencement of a bankruptcy action or
liquidation action or reorganization action or insolvency action or an
assignment of or by Tenant for the benefit of creditors, or any similar action
undertaken by Tenant, or the insolvency of Tenant, shall, at Landlord's option,
constitute a breach of this Lease by Tenant. If the trustee or receiver
appointed to serve during a bankruptcy, liquidation, reorganization, insolvency
or similar action elects to reject Tenant's unexpired Lease, the trustee or
receiver shall notify Landlord in writing of its election within thirty (30)
days after an order for relief in a liquidation action or within thirty (30)
days after the commencement of any action.

      Within thirty (30) days after court approval of the assumption of this
Lease, the trustee or receiver shall cure (or provide adequate assurance to the
reasonable satisfaction of Landlord that the trustee or receiver shall cure) any
and all previous defaults under the unexpired Lease and shall compensate
Landlord for all actual pecuniary loss and shall provide adequate assurance of
future performance under said Lease to the reasonable satisfaction of Landlord.
Adequate assurance of future performance, as used herein, includes, but shall
not be limited to: (i) assurance of source and payment of rent, and other
consideration due under this Lease; (ii) assurance that the assumption or
assignment of this Lease will not breach substantially any provision, such as
radius, location, use, or exclusivity provision, in any agreement relating to
the above described Premises.

                                      -15-
<PAGE>

      Nothing contained in this section shall affect the existing right of
Landlord to refuse to accept an assignment upon commencement of or in connection
with a bankruptcy, liquidation, reorganization or insolvency action or an
assignment of Tenant for the benefit of creditors or other similar act. Nothing
contained in this Lease shall be construed as giving or granting or creating an
equity in the demised Premises to Tenant. In no event shall the leasehold estate
under this Lease, or any interest therein, be assigned by voluntary or
involuntary bankruptcy proceeding without the prior written consent of Landlord.
In no event shall this Lease or any rights or privileges hereunder be an asset
of Tenant under any bankruptcy, insolvency or reorganization proceedings.

      The failure to perform or honor any covenant, condition or representation
made under this Lease shall constitute a default hereunder by Tenant upon
expiration of the appropriate grace period hereinafter provided. Tenant shall
have a period of five (5) days from the date of written notice from Landlord
within which to cure any default in the payment of rental or adjustment thereto.
Tenant shall have a period of thirty (30) days from the date of written notice
from Landlord within which to cure any other default under this Lease. Upon an
uncured default of this Lease by Tenant, Landlord shall have the following
rights and remedies in addition to any other rights or remedies available to
Landlord at law or in equity.

      (a). The rights and remedies provided for by California Civil Code Section
1951.3, including but not limited to, recovery of the worth at the time of award
of the amount by which the unpaid rent for the balance of the term after the
time of award exceeds the amount of rental loss for the same period that Tenant
proves could be reasonably avoided, as computed pursuant to subsection (b) of
said Section 1951.2. Any proof by Tenant under subparagraphs (2) and (3) of
Section 1951.2 of the California Civil Code of the amount of rental loss that
could be reasonably avoided shall be made in the following manner: Landlord and
Tenant shall each select a licensed real estate broker in the business of
renting property of the same type and use as the Premises and in the same
geographic vicinity. Such two real estate brokers shall select a third licensed
real estate broker, and the three licensed real estate brokers so selected shall
determine the amount of the rental loss that could be reasonably avoided from
the balance of the term of this Lease after the time of award. The decision of
the majority of said licensed real estate brokers shall be final and binding
upon the parties hereto.

      (b). The rights and remedies provided by California Civil Code Section
which allows Landlord to continue the Lease in effect and to enforce all of its
rights and remedies under this Lease, including the right to recover rent as it
becomes due, for so long as Landlord does not terminate Tenant's right to
possession; acts of maintenance of preservation, efforts to relet the Premises,
or the appointment of a receiver upon Landlord's initiative to protect its
interest under this Lease shall not constitute a termination of Tenant's right
to possession.

      (c). The right to terminate this Lease by giving notice to Tenant in
accordance with applicable law.

                                      -16-
<PAGE>

      (d). To the extent permitted by law, the right and power to enter the
Premises and remove therefrom all persons and property, to store such property
in a public warehouse or elsewhere at the cost of and for the account of Tenant,
and to sell such property and apply such proceeds therefrom pursuant to
applicable California law. Landlord may from time to time sublet the Premises or
any part thereof for such term or terms (which may extend beyond the term of
this Lease) and at such rent and such other terms as Landlord in its sole
discretion may deem advisable, with the right to make alterations and repairs to
the Premises. Upon each subletting, (i) Tenant shall be immediately liable to
pay Landlord, in addition to indebtedness other than rent due hereunder, the
cost of such subletting, including, but not limited to, reasonable attorneys'
fees, and any real estate commissions actually paid, and the cost of such
alterations and repairs incurred by Landlord and the amount, if any, by which
the rent hereunder for the period of such subletting (to the extent such period
does not exceed the term hereof) exceeds the amount to be paid as rent for the
Premises for such period or (ii) at the option of Landlord, rents received from
such subletting shall be applied first to payment of indebtedness other than
rent due hereunder from Tenant to Landlord; second, to the payment of any costs
of such subletting and of such alterations and repairs; third to payment of rent
due and unpaid hereunder; and the residue, if any, shall be held by landlord and
applied in payment of future rent as the same becomes due hereunder. If Tenant
has been credited with any rent to be received by such subletting under option
(i) and such rent shall not be promptly paid to Landlord by the subtenant(s), or
if such rentals received from such subletting under option (ii) during any month
be less than that to be paid during that month by Tenant hereunder, Tenant shall
pay any such deficiency to Landlord. Such deficiency shall be calculated and
paid monthly. For all purposes set forth in this subparagraph d., no taking
possession of the Premises by Landlord shall be construed as an election on its
part to terminate this Lease unless a written notice of such intention be given
to Tenant. Notwithstanding any such subletting without termination, Landlord may
at any time hereafter elect to terminate this Lease for such previous breach.

      (e). The right to have a receiver appointed for Tenant upon application by
Landlord, to take possession of the Premises and to apply any rental collected
from the Premises and to exercise all other rights and remedies granted to
Landlord pursuant to subparagraph d. above.

      23. ABANDONMENT. Tenant shall not vacate or abandon the Premises at any
time during the term of this Lease and if Tenant shall abandon, vacate or
surrender said Premises, or be dispossessed by the process of law, or otherwise,
any personal property belonging to Tenant and left on the Premises shall be
deemed to be abandoned, at the option of Landlord, except such property as may
be mortgaged to Landlord.

      24. DESTRUCTION. In the event the Premises are destroyed in whole or in
part from any cause, except for routine maintenance and repairs and incidental
damage and destruction caused from vandalism and accidents for which Tenant is
responsible for under Paragraph 10, Landlord may, at its option:

      (a) Rebuild or restore the Premises to their condition prior to the damage
or destruction, or

      (b) Terminate this Lease. (providing that the Premises is damaged to the
extent of 33 1/3% of the replacement cost)

                                      -17-
<PAGE>

      If Landlord does not give Tenant notice in writing within thirty (30) days
from the destruction of the Premises of its election to either rebuild and
restore them, or to terminate this Lease, Landlord shall be deemed to have
elected to rebuild or restore them, in which event Landlord agrees, at its
expense, promptly to rebuild or restore the Premises to their condition prior to
the damage or destruction. Tenant shall be entitled to a reduction in rent while
such repair is being made in the proportion that the area of the Premises
rendered untenantable by such damage bears to the total area of the Premises. If
Landlord initially estimates that the rebuilding or restoration will exceed 180
days or if Landlord does not complete the rebuilding or restoration within one
hundred eighty (180) days following the date of destruction (such period of time
to be extended for delays caused by the fault or neglect of Tenant or because of
Acts of God, acts of public agencies, labor disputes, strikes, fires, freight
embargoes, rainy or stormy weather, inability to obtain materials, supplies or
fuels, acts of contractors or subcontractors, or delay of the contractors or
subcontractors due to such causes or other contingencies beyond the control of
Landlord), then Tenant shall have the right to terminate this Lease by giving
fifteen (15) days prior written notice to landlord. Notwithstanding anything
herein to the contrary, Landlord's obligation to rebuild or restore shall be
limited to the building and interior improvements constructed by landlord as
they existed as of the commencement date of the Lease and shall not include
restoration of Tenant's trade fixtures, equipment, merchandise, or any
improvements, alterations or additions made by Tenant to the Premises, which
Tenant shall forthwith replace or fully repair at tenant's sole cost and expense
provided this Lease is not cancelled according to the provisions above.

      Unless this Lease is terminated pursuant to the foregoing provisions, this
Lease shall remain in full force and effect. Tenant hereby expressly waives the
provisions of Section 1932, Subdivision 2, in Section 1933, Subdivision 4 of the
California Civil Code.

      In the event that the building in which the Premises are situated is
damaged or destroyed to the extent of not less than 33 1/3% of the replacement
cost thereof, Landlord may elect to terminate this Lease, whether the Premises
be injured or not.

      25. EMINENT DOMAIN. If all or any part of the Premises shall be taken by
any public or quasi-public authority under the power of eminent domain or
conveyance in lieu thereof, this Lease shall terminate as to any portion of the
Premises so taken or conveyed on the date when title vests in the condemnor, and
Landlord shall be entitled to any and all payment, income, rent, award, or any
interest therein whatsoever which may be paid or made in connection with such
taking or conveyance, and Tenant shall have no claim against Landlord or
otherwise for the value of any unexpired term of this Lease. Notwithstanding the
foregoing paragraph, any compensation specifically awarded Tenant for loss of
business, Tenant's personal property, moving cost or loss of goodwill, shall be
and remain the property of Tenant.

      If (i) any action or proceeding is commenced for such taking of the
Premises or any part thereof, or if Landlord is advised in writing by any entity
or body having the right or power of condemnation of its intention to condemn
the premises or any portion thereof, or (ii) any of the foregoing events occur
with respect to the taking of any space in the Complex not leased hereby, or if
any such spaces so taken or conveyed in lieu of such taking and Landlord shall
decide to discontinue the use and operation of the Complex, or decide to

                                      -18-
<PAGE>

demolish, alter or rebuild the Complex, then, in any of such events Landlord
shall have the right to terminate this Lease by giving Tenant written notice
thereof within sixty (60) days of the date of receipt of said written advice, or
commencement of said action or proceeding, or taking conveyance, which
termination shall take place as of the first to occur of the last day of the
calendar month next following the month in which such notice is given or the
date on which title to the Premises shall vest in the condemnor.

      In the event of such a partial taking or conveyance of the Premises, if
the portion of the Premises taken or conveyed is so substantial that the Tenant
can no longer reasonably conduct its business, Tenant shall have the privilege
of terminating this Lease within sixty (60) days from the date of such taking or
conveyance, upon written notice to Landlord of its intention so to do, and upon
giving of such notice this Lease shall terminate on the last day of the calendar
month next following the month in which such notice is given, upon payment by
Tenant of the rent from the date of such taking or conveyance to the date of
termination.

      If a portion of the Premises be taken by condemnation or conveyance in
lieu thereof and neither Landlord nor Tenant shall terminate this Lease as
provided herein, this Lease shall continue in full force and effect as to the
part of the Premises not so taken or conveyed, and the rent herein shall be
apportioned as of the date of such taking or conveyance so that thereafter the
rent to be paid by Tenant shall be in the ratio that the area of the portion of
the Premises not so taken or conveyed bears to the total area of the Premises
prior to such taking.

      26. SALE OR CONVEYANCE BY LANDLORD. In the event of a sale or conveyance
of the Complex or any interest therein, by any owner of the reversion then
constituting Landlord, the transferor shall thereby be released from any further
liability upon any of the terms, covenants or conditions (express or implied)
herein contained in favor of Tenant, and in such event, insofar as such transfer
is concerned, Tenant agrees to look solely to the responsibility of the
successor in interest of such transferor in and to the Complex and this Lease.
This Lease shall not be affected by any such sale or conveyance, and Tenant
agrees to attorn to the success in interest of such transferor.

      27. ATTORNMENT TO LENDER OR THIRD PARTY. In the event the interest of
Landlord in the land and buildings in which the leased Premises are located
(whether such interest of Landlord is a fee title interest or a leasehold
interest) is encumbered by deed of trust, and such interest is acquired by the
lender or any third party through judicial foreclosure or by exercise of a power
of sale at private trustee's foreclosure sale, Tenant hereby agrees to attorn to
the purchaser at any such foreclosure sale and to recognize such purchaser as
the Landlord under this Lease. In the event the lien of the deed of trust
securing the loan from a Lender to Landlord is prior and paramount to the Lease,
this Lease shall nonetheless continue in full force and effect for the remainder
of the unexpired term hereof, at the same rental herein reserved and upon all
the other terms, conditions and covenants herein contained.

      28. HOLDING OVER. Any holding over by Tenant after expiration or other
termination of the term of this Lease with the written consent of Landlord
delivered to Tenant shall not constitute a renewal or extension of the Lease or
give Tenant any rights in or to the leased Premises except as expressly provided
in this Lease. Any holding over after the expiration or other termination of the

                                      -19-
<PAGE>

term of this Lease, with the consent of Landlord, shall be construed to be a
tenancy from month to month on the same terms and conditions herein specified
insofar as applicable except that the monthly Basic Rent shall be increased to
an amount equal to one hundred fifty (150%) percent of the monthly Basic rent
required during the last month of the Lease term.

      29. CERTIFICATE OF ESTOPPEL. Tenant shall at any time upon not less than
ten (10) days' prior written notice from Landlord execute, acknowledge and
deliver to Landlord a statement in writing (i) certifying that this Lease is
unmodified and in full force and effect (or, if modified, stating the nature of
such modification and certifying that this Lease, as so modified, is in full
force and effect) and the date to which the rent and other charges are paid in
advance, if any, and (ii) acknowledging that there are not, to Tenant's
knowledge, any uncured defaults on the part of Landlord hereunder, or specifying
such defaults, if any, are claimed. Any such statement may be conclusively
relied upon by any prospective purchaser or encumbrancer of the Premises.
Tenant's failure to deliver such statement within such time shall be conclusive
upon Tenant that this Lease is in full force and effect, without modification
except as may be represented by landlord; that there are no uncured defaults in
Landlord's performance, and that not more than one month's rent has been paid in
advance.

      30. CONSTRUCTION CHANGES. It is understood that the description of the
Premises and the location of ductwork, plumbing and other facilities therein are
subject to such minor changes as Landlord or Landlord's architect determines to
be desirable in the course of construction of the Premises, and no such changes,
or any changes in plans for any other portions of the Complex shall affect this
Lease or entitle Tenant to any reduction of rent hereunder or result in any
liability of Landlord to Tenant. Landlord does not guarantee the accuracy of any
drawings supplied to Tenant and verification of the accuracy of such drawings
rests with Tenant.

      31. RIGHT OF LANDLORD TO PERFORM. All terms, covenants and conditions of
this lease to be performed or observed by Tenant shall be performed or observed
by Tenant at Tenant's sole cost and expense and without any reduction of rent.
If Tenant shall fail to pay any sum of money, or other rent, required to be paid
by it hereunder and such failure shall continue for five (5) days after written
notice by Landlord, or shall fail to perform any other term or covenant
hereunder on its part to be performed, and such failure shall continue for
thirty (30) days after written notice thereof by Landlord, Landlord, without
waiving or releasing Tenant from any obligation of Tenant hereunder, may, but
shall not be obligated to, make any such payment or perform any such other term
or covenant on Tenant's part to be performed. All sums so paid by landlord and
all necessary costs of such performance by landlord together with interest
thereon at the rate of the prime rate of interest per annum as quoted by the
Bank of America from the date of such payment or performance by landlord, shall
be paid (and Tenant covenants to make such payment) to Landlord on demand by
landlord, and Landlord shall have (in addition to any other right or remedy of
Landlord) the same rights and remedies in the event of nonpayment by Tenant as
in the case of failure by Tenant in the payment of rent hereunder.

                                      -20-
<PAGE>

      32. ATTORNEYS' FEES.

      (A) In the event that either Landlord or Tenant should bring suit for the
possession of the Premises, for the recovery of any sum due under this Lease, or
because of the breach of any provision of this Lease, or for any other relief
against the other party hereunder, then all costs and expenses, including
reasonable attorneys' fees, incurred by the prevailing party therein shall be
paid by the other party, which obligation on the part of the other party shall
be deemed to have accrued on the date of the commencement of such action and
shall be enforceable whether or not the action is prosecuted to judgment.

      (B) Should Landlord be named as a defendant in any suit brought against
Tenant in connection with or arising out of Tenant's occupancy hereunder, Tenant
shall pay to Landlord its costs and expenses incurred in such suit, including a
reasonable attorney's fee.

      33. WAIVER. The waiver by either party of the other party's failure to
perform or observe any term, covenant or condition herein contained to be
performed or observed by such waiving party shall not be deemed to be a waiver
of such term, covenant or condition or of any subsequent failure of the other
party failing to perform or observe the same or any other such term, covenant or
condition therein contained, and no custom or practice which may develop between
the parties hereto during the term hereof shall be deemed a waiver of, or in any
way affect, the right of either party to insist upon performance and observance
by the other party in strict accordance with the terms hereof.

      34. NOTICES. All notices, demands, requests, advices or designations which
may be or are required to be given by either party to the other hereunder shall
be in writing. All notices, demands, requests, advices or designations by
Landlord to Tenant shall be sufficiently given, made or delivered if personally
served on Tenant by leaving the same at the Premises or if sent by United States
certified or registered mail, postage prepaid, addressed to Tenant at the
Premises. All notices, demands, requests, advices or designations by Tenant to
Landlord shall be sent by United States certified or registered mail, postage
prepaid, addressed to Landlord at its offices at Westport Joint Venture, 2560
Mission College Blvd., #101, Santa Clara, CA 95054. Each notice, request,
demand, advice or designation referred to in this paragraph shall be deemed
received on the date of the person service or mailing thereof in the manner
herein provided, as the case may be.

      35. EXAMINATION OF LEASE. Submission of this instrument for examination or
signature by Tenant does not constitute a reservation of or option for a lease,
and this instrument is not effective as a lease or otherwise until its execution
and delivery by both Landlord and Tenant.

      36. DEFAULT BY LANDLORD. Landlord shall not be in default unless Landlord
fails to perform obligations required of Landlord within a reasonable time, but
in no event earlier than thirty (30) days after written notice by Tenant to
Landlord and to the holder of any first mortgage or deed of trust covering the
Premises whose name and address shall have heretofore been furnished to Tenant
in writing, specifying wherein Landlord has failed to perform such obligations;
provided, however, that if the nature of Landlord's obligations is such that
more than thirty (30) days are required for performance, then Landlord shall not
be in default if Landlord commences performance within such thirty (30) day
period and thereafter diligently prosecutes the same to completion.

                                      -21-
<PAGE>

      37. CORPORATE AUTHORITY. If Tenant is a corporation, (or a partnership)
each individual executing this Lease on behalf of said corporation (or
partnership) represents and warrants that he is duly authorized to execute and
deliver this Lease on behalf of said corporation (or partnership) in accordance
with the by-laws of said corporation (or partnership in accordance with the
partnership agreement) and that this Lease is binding upon said corporation (or
partnership) in accordance with its terms. If Tenant is a corporation, Tenant
shall, within thirty (30) days after execution of this Lease, deliver to
Landlord a certified copy of the resolution of the Board of Directors of said
corporation authorizing or ratifying the execution of this Lease.

      38. DELETED

      39. LIMITATION OF LIABILITY. In consideration of the benefits accruing
hereunder, Tenant and all successors and assigns covenant and agree that, in the
event of any actual or alleged failure, breach or default hereunder by Landlord:

      (i) the sole and exclusive remedy shall be against Landlord's interest in
the Premises leased herein;

      (ii) no partner of Landlord shall be sued or named as a party in any suit
or action (except as may be necessary to secure jurisdiction of the partnership)

      (iii) no service of process shall be made against any partner of Landlord
(except as may be necessary to secure jurisdiction of the partnership)

      (iv) no partner of Landlord shall be required to answer or otherwise plead
to any service of process

      (v) no judgment will be taken against any partner of Landlord

      (vi) any judgment taken against any partner of Landlord may be vacated and
set aside at any time without hearing;

      (vii) no writ of execution will ever be levied against the assets of any
partner of Landlord;

      (viii) these covenants and agreements are enforceable both by Landlord and
also by any partner of Landlord.

      Tenant agrees that each of the foregoing covenants and agreements shall be
applicable to any covenant or agreement either expressly contained in this Lease
or imposed by statute or at common law.

                                      -22-
<PAGE>

      40. MISCELLANEOUS AND GENERAL PROVISIONS

      a. Tenant shall not, without the written consent of Landlord, use the name
of the building for any purpose other than as the address of the business
conducted by Tenant in the Premises.

      b. This Lease shall in all respects be governed by and construed in
accordance with the laws of the State of California. If any provision of this
Lease shall be invalid, unenforceable or ineffective for any reason whatsoever,
all other provisions hereof shall be and remain in full force and effect.

      c. The term "premises" includes the space leased hereby and any
improvements now or hereafter installed therein or attached thereto. The term
"Landlord" or any pronoun used in place thereof includes the plural as well as
the singular and individuals, firms, associations, partnerships and
corporations, and their and each of their respective heirs, executors,
administrators, successors and permitted assigns, according to the context
hereof, and the provisions of this Lease shall inure to the benefit of and bind
such heirs, executors, administrators, successors and permitted assigns.

      The term "person" includes the plural as well as the singular and
individuals, firms, associations, partnerships and corporations. Words used in
any gender include other genders. If there be more than one Tenant the
obligations of Tenant hereunder are joint and several. The paragraph headings of
this Lease are for convenience of reference only and shall have no effect upon
the construction or interpretation of any provisions hereof.

      d. Time is of the essence of this Lease and of each and all of its
provisions.

      e. At the expiration or earlier termination of this Lease, Tenant shall
execute, acknowledge and deliver to Landlord, within ten (10) days after written
demand from Landlord to Tenant, any quitclaim deed or other document, required
by any reputable title company, licensed to operate in the State of California,
to remove the cloud or encumbrance created by this Lease from the real property
of which Tenant's Premises are a part.

      f. This instrument along with any exhibits and attachments hereto
constitutes the entire agreement between Landlord and tenant relative to the
Premises and this agreement and the exhibits and attachments may be altered,
amended or revoked only by an instrument in writing signed by both Landlord and
Tenant. Landlord and Tenant agree hereby that all prior or contemporaneous oral
agreements between and among themselves and their agents or representatives
relative to the leasing of the Premises are merged in or revoked by this
agreement.

      g. Neither Landlord nor Tenant shall record this Lease or a short form
memorandum hereof without the consent of the other.

      h. Tenant further agrees to execute any amendments required by a lender to
enable Landlord to obtain financing, so long as Tenant's rights hereunder are
not substantially affected.

                                      -23-
<PAGE>

      i. Paragraphs 43 through 53 are added hereto and are included as a part of
this Lease.

      j. Clauses, plats and riders, if any, signed by Landlord and Tenant and
endorsed on or affixed to this Lease are a part hereof.

      k. Tenant covenants and agrees that no diminution or shutting off of
light, air or view by any structure which may be hereafter erected (whether or
not by Landlord) shall in any way affect this Lease, entitle Tenant to any
reduction of rent hereunder or result in any liability of Landlord to Tenant.

      41. BROKERS. Tenant warrants that it had dealings with only the following
real estate brokers or agents in connection with the negotiation of this Lease:
none. ___________ and that it knows of no other real estate broker or agent who
is entitled to a commission in connection with this Lease.

      42. SIGNS. No sign, placard, picture, advertisement, name or notice shall
be inscribed, displayed or printed or affixed on or to any part of the outside
of the Premises or any exterior windows of the Premises without the written
consent of Landlord first had and obtained and Landlord shall have the right to
remove any such sign, placard, picture, advertisement, name or notice without
notice to and at the expense of Tenant. If Tenant is allowed to print or affix
or in any way place a sign in, on, or about the Premises, upon expiration or
sooner termination of this Lease, Tenant at Tenant's sole cost and expense shall
both remove such sign and repair all damage in such a manner as to restore all
aspects of the appearance of the Premises to the condition prior to the
placement of said sign.

      All approved signs or lettering on outside doors shall be printed,
painted, affixed or inscribed at the expense of Tenant by a person approved by
Landlord.

      Tenant shall not place anything or allow anything to be placed near the
glass of any window, door partition or wall which may appear unsightly from
outside the Premises.

      IN WITNESS WHEREOF, Landlord and Tenant have executed and delivered this
Lease as of the day and year last written below.

                                  LANDLORD:

                                  WESTPORT JOINT VENTURE,
                                  a California joint venture

                                  JOHN ARRILLAGA SURVIVOR'S TRUST

                                  By:      _____________________________________
                                           John Arrillaga, Trustee

                                  Dated:   _____________________

                                      -24-
<PAGE>

                                  PERRY PRIVATE INVESTMENT COMPANY-WP, L.P.,
                                  a California limited partnership

                                  By:      ____________________________________
                                           Richard T. Peery, Trustee of the
                                           Richard T. Peery Separate
                                           Property Trust dated 7/20/77, as its
                                           General Partner

                                  Dated:   _____________________

                                  PEERY PUBLIC INVESTMENT COMPANY-WP, L.P.,
                                  a California limited partnership

                                  By:      ____________________________________
                                           Richard T. Peery, Trustee of the
                                           Richard T. Peery Separate
                                           Property Trust dated 7/20/77, as its
                                           General Partner

                                  TENANT:

                                  WORLD TRACKING TECHNOLOGIES, INC.,
                                  a California corporation

                                  By:      ____________________________________|
                                           Timothy J. Neher, President

                                  Date:    ________________________________

                                      -25-
<PAGE>

Paragraphs 43 through 53 to Lease Agreement dated September 3, 1999, By and
Between Westport Joint Venture, a California joint venture, as Landlord, and
World Tracking Technologies, Inc., a California corporation, as Tenant for
25,690+/- Square Feet of Space Located at 2000 Bridge Parkway, Suite 201,
Redwood City, California.

      43. BASIC RENT: In accordance with Paragraph 4A herein, the total
aggregate sum of TWELVE MILLION ONE HUNDRED SEVENTY SEVEN THOUSAND SIXTY AND
NO/100 DOLLARS ($12,177,060.00), shall be payable as follows:

      On November 1, 1999, the sum of EIGHTY NINE THOUSAND NINE HUNDRED FIFTEEN
AND NO/100 DOLLARS ($89,915.00) shall be due, and a like sum due on the first
day of each month thereafter, through and including October 1, 2000.

      On November 1, 2000, the sum of NINETY TWO THOUSAND FOUR HUNDRED EIGHTY
FOUR AND NO/100 DOLLARS ($92,484.00) shall be due, and a like sum due on the
first day of each month thereafter, through and including October 1, 2001.

      On November 1, 2001, the sum of NINETY FIVE THOUSAND FIFTY THREE AND
NO/100 DOLLARS ($95,053.0) shall be due, and a like sum due on the first day of
each month thereafter, through and including October 1, 2002,

      On November 1, 2002, the sum of NINETY SEVEN THOUSAND SIX HUNDRED TWENTY
TWO AND NO/100 DOLLARS ($97,622.00) shall be due, and a like sum due on the
first day of each month thereafter, through and including October 1, 2003.

      On November 1, 2003, the sum of ONE HUNDRED THOUSAND ONE HUNDRED NINETY
ONE AND NO/100 DOLLARS ($100,191.00) shall be due, and a like sum due on the
first day of each month thereafter, through and including October 1, 2004.

      On November 1, 2004, the sum of ONE HUNDRED TWO THOUSAND SEVEN HUNDRED
SIXTY AND NO/100 DOLLARS ($102,760.00) shall be due, and a like sum due on the
first day of each month thereafter, through and including October 1, 2005.

      On November 1, 2005, the sum of ONE HUNDRED FIVE THOUSAND THREE HUNDRED
TWENTY NINE AND NO/100 DOLLARS ($105,329.00) shall be due, and a like sum due on
the first day of each month thereafter, through and including October 1, 2006.

      On November 1, 2006, the sum of ONE HUNDRED SEVEN THOUSAND EIGHT HUNDRED
NINETY EIGHT AND NO/100 DOLLARS ($107,898.00) shall be due, and a like sum due
on the first day of each month thereafter, through and including October 1,
2007.

      On November 1, 2007, the sum of ONE HUNDRED TEN THOUSAND FOUR HUNDRED
SIXTY SEVEN AND NO/100 DOLLARS ($110,467.00) shall he due, and a like sum due on
the first day of each month thereafter, through and including October 1, 2008.

                                       -1-
<PAGE>

      On November 1, 2008, the sum of ONE HUNDRED THIRTEEN THOUSAND THIRTY SIX
AND NO/100 DOLLARS ($113,036.00) shall be due, and a like sum due on the first
day of each month thereafter, through and including October 1, 2009; or until
the entire aggregate sum of TWELVE MILLION ONE HUNDRED SEVENTY SEVEN THOUSAND
SIXTY AND NO/1000 DOLLARS ($12,177,060.00) has been paid.

      44. "AS-IS" BASIS: Subject only to Paragraph 45 and to Landlord making the
improvements shown on Exhibit B to be attached hereto, it is hereby agreed that
the Premises leased hereunder is leased strictly on an "as-is" basis and in its
present condition, and in the configuration as shown on Exhibit B to be attached
hereto, and by reference made a part hereof. Except as noted herein, it is
specifically agreed between the parties that after Landlord makes the interior
improvements as shown on Exhibit B, Landlord shall not be required to make, nor
be responsible for any cost, in connection with any repair, restoration, and/or
improvement to the Premises in order for this Lease to commence, or thereafter,
throughout the Term of this Lease. Notwithstanding anything to the contrary
within this Lease, Landlord makes no warranty or representation of any kind or
nature whatsoever as to the condition or repair of the Premises, nor as to the
use or occupancy which may be made thereof.

      45. TENANT INTERIOR IMPROVEMENTS: Landlord shall, at its sole cost and
expense, construct certain interior improvements (the "Tenant Improvements") in
the Premises, as shown on Exhibit B to be attached to the Lease and Landlord
agrees to deliver the Premises leased hereunder to Tenant, at Landlord's
expense, in the configuration shown in Red on Exhibit B to be attached hereto.
Notwithstanding anything to the contrary above, it is specifically understood
and agreed that Landlord shall be required to furnish only a standard air
conditioning/heating system, normal electrical outlets, standard fire sprinkler
systems, standard bathroom, standard lobby, 2' x 4' suspended acoustical tile
drop ceiling throughout the entire space leased, carpeting and/or vinyl-coated
floor tile, and standard office partitions and doors, as shown on Exhibit B to
be attached hereto; provided however, that any special HVAC and/or plumbing
and/or electrical requirements over and above that normally supplied by Landlord
shall be 100 percent the responsibility of and be paid for 100 percent by
Tenant.

      Notwithstanding anything to the contrary, it is agreed that in the event
Tenant makes changes, additions, or modifications to the plans and
specifications to be constructed by Landlord as set forth herein, or
improvements are installed for Tenant in excess of those to be provided Tenant
by Landlord as set forth on Exhibit B, any increased cost(s) resulting from said
changes, additions, and/or modifications and/or improvements in excess of those
to be provided Tenant shall be contracted for with Landlord and paid for one
hundred percent (100%) by Tenant.

      The interior shall be constructed in accordance with Exhibit 13 of the
Lease, it being weed, however, that if the interior improvements constructed by
Landlord relating thereto, do not conform exactly to the plans and
specifications as set forth in the Lease, and the general appearance, structural
integrity, and Tenant's uses and occupancy of the Premises and interior
improvements relating thereto are not materially or unreasonably affected by
such deviation, it is agreed that the commencement date of the Lease, and
Tenant's obligation to pay rental, shall not be affected, and Tenant hereby
agrees, in such event, to accept the Premises and interior improvements as
constructed by Landlord.

                                       -2-
<PAGE>

      Tenant shall have thirty (30) days after the Commencement Date to provide
Landlord with a "punch list" pertaining to Landlord's work with respect to
Tenant's interior improvements. As soon as reasonably possible thereafter,
Landlord, or one of Landlord's representatives (if so approved by Landlord), and
Tenant shall conduct a joint walk-through of the Premises (if Landlord so
requires), and inspect such Tenant Improvements, using their best efforts to
agree on the incomplete or defective construction related to the Tenant
Improvements installed by Landlord. After such inspection has been completed,
Landlord shall prepare, and both parties shall sign, a list of all "punch list"
items which the parties reasonably agree are to be corrected by Landlord (but
which shall exclude any damage or defects caused by Tenant, its employees,
agents or parties Tenant has contracted with to work on the Premises). Landlord
shall have thirty (30) days thereafter (or longer if necessary, provided
Landlord is diligently pursuing the completion of the same) to complete, at
Landlord's expense, the repairs on the "punch list" without the Commencement
Date of the Lease and Tenant's obligation to pay Rental thereunder being
affected. This Paragraph shall be of no force and effect if Tenant shall fail to
give any such notice to Landlord within thirty (30) days after the Commencement
Date of this Lease.

      46. CONSENT: Whenever the consent of one party to the other is required
hereunder, such consent shall not be unreasonably withheld.

      47. CHOICE OF LAW; SEVERABILITY. This Lease shall in all respects be
governed by and construed in accordance with the laws of the State of
California. If any provisions of this Lease shall be invalid, unenforceable, or
ineffective for any reason whatsoever, all other provisions hereof shall be and
remain in full force and effect.

      48. AUTHORITY TO EXECUTE. The parties executing this Lease Agreement
hereby warrant and represent that they are properly authorized to execute this
Lease Agreement and bind the parties on behalf of whom they execute this Lease
Agreement and to all of the terms, covenants and conditions of this Lease
Agreement as they relate to the respective parties hereto.

      49. ASSESSMENT CREDITS: The demised property herein may be subject to a
special assessment levied by the City of Redwood City as part of an Improvement
District. As a part of said special assessment proceedings (if any), additional
bonds were or may be sold and assessments were or may be levied to provide for
construction contingencies and reserve funds. Interest shall be earned on such
funds created for contingencies and on reserve funds which will be credited for
the benefit of said assessment district. To the extent surpluses are created in
said district throe unused contingency funds, interest earnings or reserve
funds, such surpluses shall be deemed the property of Landlord. Notwithstanding
that such surpluses may be credited on assessments otherwise due against the
Leased Premises, Tenant shall pay to Landlord, as additional rent if, and at the
time of any such credit of surpluses, an amount equal to all such surpluses so
credited. For example: if (i) the property is subject to an annual assessment of
$1,000.00, and (ii) a surplus of $200.00 is credited towards the current year's
assessment which reduces the assessment amount shown on the property tax bill
from $1,000.00 to $800.00, Tenant shall, upon receipt of notice from Landlord,
pay to Landlord said $200.00 credit as Additional Rent.

                                       -3-
<PAGE>

      50. ASSIGNMENT AND SUBLETTING (CONTINUED):

      A. Notwithstanding the foregoing, Landlord and Tenant agree that it shall
not be unreasonable for Landlord to refuse to consent to a proposed assignment,
sublease or other transfer ("Proposed Transfer") if the Premises or any other
portion of the Property would become subject to additional or different
Government Requirements as a direct or indirect consequence of the Proposed
Transfer and/or the Proposed Transferee's use and occupancy of the Premises and
the Property. However, Landlord may, in its sole discretion, consent to such a
Proposed Transfer where Landlord is indemnified by Tenant and (i) Subtenant or
(ii) Assignee, in form and substance satisfactory to Landlord's counsel, by
Tenant and/or the Proposed Transferee from and against any and all costs,
expenses, obligations and liability arising out of the Proposed Transfer and/or
the Proposed Transferee's use and occupancy of the Premises and the Property.

      B. Any and all sublease agreement(s) between Tenant and any and all
subtenant(s) (which agreements must be consented to by Landlord, pursuant to the
requirements of this Lease) shall contain the following language:

      "If Landlord and Tenant jointly and voluntarily elect, for any reason
      whatsoever, to terminate the Master Lease prior to the scheduled Master
      Lease termination date, then this Sublease (if then still in effect) shall
      terminate concurrently with the termination of the Master Lease. Subtenant
      expressly acknowledges and agrees that (1) the voluntary termination of
      the Master Lease by Landlord and Tenant and the resulting termination of
      this Sublease shall not give Subtenant any right or power to make any
      legal or equitable claim against Landlord, including without limitation
      any claim for interference with contract or interference with prospective
      economic advantage, and (2) Subtenant hereby waives any and all rights it
      may have under law or at equity against Landlord to challenge such an
      early termination of the Sublease, and unconditionally releases and
      relieves Landlord, and its officers, directors, employees and agents, from
      any and all claims, demands, and/or causes of action whatsoever
      (collectively, "Claims"), whether such matters are known or unknown,
      latent or apparent, suspected or unsuspected, foreseeable or
      unforeseeable, which Subtenant may have arising out of or in connection
      with any such early termination of this Sublease. Subtenant knowingly and
      intentionally waives any and all protection which is or may be given by
      Section 1542 of the California Civil Code which provides as follows: "A
      general release does not extend to claims which the creditor does not ]mow
      or suspect to exist in his favor at the time of executing the release,
      which if known by him must have materially affected his settlement with
      debtor.

                                       -4-
<PAGE>

      The term of this Sublease is therefore subject to early termination.
      Subtenant's initials here below evidence (a) Subtenant's consideration of
      and agreement to this early termination provision, (b) Subtenant's
      acknowledgment that, in determining the net benefits to be derived by
      Subtenant under the terms of this Sublease, Subtenant has anticipated the
      potential for early termination, and (c) Subtenant's agreement to the
      general waiver and release of Claims above.

          Initials:   ___________                    Initials:   __________
                      Subtenant                                  Tenant

      51. BANKRUPTCY AND DEFAULT: Paragraph 22 is modified to provide that with
respect to non-monetary defaults not involving Tenant's failure to pay Basic
Rent or Additional Rent, Tenant shall not be in default of any non-monetary
obligation if (i) more than thirty (30) days is required to, cure such
non-monetary default, and (ii) Tenant commences cure of such default as soon as
reasonably practicable after receiving written notice of such default from
Landlord and thereafter continuously and with due diligence prosecutes such cure
to completion.

      52. ABANDONMENT: Paragraph 23 is modified to provide that Tenant shall not
be in default under the Lease if it leaves all or any part of Premises vacant so
long as (i) Tenant is performing all of its other obligations under the Lease
including the obligation to pay Basic Rent and Additional Rent (ii) Tenant
provides on-site security during normal business hours for those parts of the
Premises left vacant, (iii) such vacancy does not materially and adversely
affect the validity or coverage of any policy of insurance carried by Landlord
with respect to the Premises, and (iv) the utilities and heating and ventilation
system are operated and maintained to the extent necessary to prevent damage to
the Premises or its systems.

      53. HAZARDOUS MATERIALS: Landlord and Tenant agree as follows with respect
to the existence or use of "Hazardous Materials" (as defined herein) on, in,
under or about the Premises and real property located beneath said Premises and
the common areas of the Complex (hereinafter collectively referred to as the
"Property"):

      A. As used herein, the term "Hazardous Materials" shall mean any material,
waste, chemical, mixture or byproduct which is or hereafter is defined, listed
or designated under Environmental Laws (defined below) as a pollutant, or as a
contaminant, or as a toxic or hazardous substance, waste or material, or any
other unwholesome, hazardous, toxic, biohazardous, or radioactive material,
waste, chemical, mixture or byproduct, or which is listed, regulated or
restricted by any Environmental Law (including, without limitation, petroleum
hydrocarbons or any distillates or derivatives or fractions thereof,
polychlorinated biphenyls, or asbestos). As used herein, the term "Environmental
Laws" shall mean any applicable Federal, State of California or local government
law (including common law), statute, regulation, rule, ordinance, permit,
license, order, requirement, agreement, or approval, or any determination,
judgment, directive, or order of any executive or judicial authority at any
level of Federal, State of California or local government (whether now existing
or subsequently adopted or promulgated) relating to pollution or the protection
of the environment, ecology, natural resources, or public health and safety.

                                       -5-
<PAGE>

      B. Tenant shall obtain Landlord's written consent, which may be withheld
in Landlord's discretion, prior to the occurrence of any Tenant's Hazardous
Materials Activities (defined below); provided, however, that Landlord's consent
shall not be required for normal use in compliance with applicable Environmental
Laws of customary household and office supplies (Tenant shall first provide
Landlord with a list of said materials use), such as mild cleaners, lubricants
and copier toner, As used herein, the term "Tenant's Hazardous Materials
Activities" shall mean any and all use, handling, generation, storage, disposal,
treatment, transportation, release, discharge, or emission of any Hazardous
Materials on, in, beneath, to, from, at or about the Property, in connection
with Tenant's use of the Property, or by Tenant or by any of Tenant's agents,
employees, contractors, vendors, invitees, visitors or its future subtenants or
assignees. Tenant agrees that any and all Tenant's Hazardous Materials
Activities shall be conducted in strict, full compliance with applicable
Environmental Laws at Tenant's expense, and shall not result in any
contamination of the Property or the environment. Tenant agrees to provide
Landlord with prompt written notice of' any spill or release of Hazardous
Materials at the Property during the term of the Lease of which Tenant becomes
aware, and further agrees to provide Landlord with prompt written notice of any
violation of Environmental. Laws in connection with Tenant's Hazardous Materials
Activities of which Tenant becomes aware. If Tenant's Hazardous Materials
Activities involve Hazardous Materials other than normal use of customary
household and office supplies, Tenant also agrees at Tenant's expense: (i) to
install such Hazardous Materials monitoring, storage and containment devices as
Landlord reasonably deems necessary (Landlord shall have no obligation to
evaluate the need for any such installation or to require any such
installation); (ii) provide Landlord with a written inventory of such Hazardous
Materials, including an. update of same each year upon the anniversary date of
the Commencement Date of the Lease ("Anniversary Date"); and (iii) on each
Anniversary Date, to retain a qualified environmental consultant, acceptable to
Landlord, to evaluate whether Tenant is in compliance with all applicable
Environmental Laws with respect to Tenant's Hazardous Materials Activities,
Tenant, at its expense, shall submit to Landlord a report from such
environmental consultant which discusses the environmental consultant's findings
within two (2) months of each Anniversary Date. Tenant, at its expense, shall
promptly undertake and complete any and all steps necessary, and in full
compliance with applicable Environmental Laws, to fully correct any and all
problems or deficiencies identified by the environmental consultant, and
promptly provide Landlord with documentation of all such corrections.

      C. Prior to termination or expiration of the Lease, Tenant, at its
expense, shall (i) properly remove from the Property all Hazardous Materials
which come to be located at the Property in connection with Tenant's Hazardous
Materials Activities, and (ii) fully comply with and complete all facility
closure requirements of applicable Environmental Laws regarding Tenant's
Hazardous Materials Activities, including but not limited to (x) properly
restoring and repairing the Property to the extent damaged by such closure
activities, and (y) obtaining from the local Fire Department or other
appropriate governmental authority with jurisdiction a written concurrence that
closure has been completed in compliance with applicable Environmental Laws.
Tenant shall promptly provide Landlord with copies of any claims, notices, work
plans, data and reports prepared, received or submitted in connection with any
such closure activities.

                                       -6-
<PAGE>

      D. If Landlord, in its sole discretion, believes that the Property has
become contaminated as a result of Tenant's Hazardous Materials Activities,
Landlord in addition to any other rights it may have under this Lease or under
Environmental Laws or other laws, may enter upon the Property and conduct
inspection, sampling and analysis, including but not limited to obtaining and
analyzing samples of soil and groundwater, for the purpose of determining the
nature and extent of such contamination. Tenant shall promptly reimburse
Landlord for the costs of such an investigation, including but not limited to
reasonable attorneys' fees Landlord incurs with respect to such investigation,
that discloses Hazardous Materials contamination for which Tenant is liable
under this Lease. Except as may be required of Tenant by applicable
Environmental Laws, Tenant shall not perform any sampling, testing, or drilling
to identify the presence of any Hazardous Materials at the Property, without
Landlord's prior written consent which may be withheld in Landlord's discretion.
Tenant shall promptly provide Landlord with copies of any claims, notices, work
plans, data and reports prepared, received or submitted in connection with any
sampling, testing or drilling performed pursuant to the preceding sentence.

      E. Tenant shall indemnify, defend (with legal counsel acceptable to
Landlord, whose consent shall not unreasonably be withheld) and hold harmless
Landlord, its employees, assigns, successors, successors-in-interest, agents and
representatives from and against any and all claims (including but not limited
to third party claims from a private party or a government authority),
liabilities, obligations, losses, causes of action, demands, governmental
proceedings or directives, fines, penalties, expenses, costs (including but not
limited to reasonable attorneys', consultants' and other experts' fees and
costs), and damages, which arise from or relate to: (i) Tenant's Hazardous
Materials Activities; (ii) any Hazardous Materials contamination caused by
Tenant prior to the Commencement Date of the Lease; or (iii) the breach of any
obligation of Tenant under this Paragraph 53 (collectively, "Tenant's
Environmental Indemnification"). Tenant's Environmental Indemnification shall
include but is not limited to the obligation to promptly and fully reimburse
Landlord for losses in or reductions to rental income, and diminution in fair
market value of the Property. Tenant's Environmental Indemnification shall
further include but is not limited to the obligation to diligently and properly
implement to completion, at Tenant's expense, any and all environmental
investigation, removal, remediation, monitoring, reporting, closure activities,
or other environmental response action (collectively, "Response Actions").
Tenant shall promptly provide Landlord with copies of any claims, notices, work
plans, data and reports prepared, received or submitted in connection with any
Response Actions.

      F. Landlord hereby informs Tenant, and Tenant hereby acknowledges, that
the Premises and adjacent properties overlie a former solid waste landfill site
commonly known as the Westport Landfill ("Former Landfill"). Landlord further
informs Tenant, and Tenant hereby acknowledges, that (i) prior testing has
detected the presence of low levels of certain volatile and semi-volatile
organic compounds and other contaminants in the groundwater, in the leachate
from the landfilled solid waste, and/or in certain surface waters of the
Property, as more fully described in Section 2.3.2 of the report entitled
"Revised Discharge Monitoring Plan, Westport Landfill Site, Redwood City,
California" prepared by Geomatrix Consultants, dated May 1996 ("Discharge
Plan"), (ii) methane gas is or may be generated by the landfilled solid waste
(item "i" immediately preceding and this item "ii" are hereafter collectively
referred to as the "Landfill Contamination"), and (iii) the Premises and the
Former Landfill are subject to the California Regional Water Quality Control

                                       -7-
<PAGE>

Board's ("Regional Board") Waste Discharge Requirements Order No. 94-181 (the
"Order"). The Order is attached hereto as Exhibit L. As evidenced by their
initials set forth immediately below, Tenant acknowledges that Landlord has
provided Tenant with copies of the environmental reports listed on Exhibit D,
and Tenant acknowledges that Tenant and Tenant's experts (if' any) have had
ample opportunity to review such reports and that Tenant has satisfied itself as
to the environmental conditions of the Property and the suitability of such
conditions for Tenant's intended use of the Property.

          Initials:   ___________                    Initials:   __________
                      Tenant                                     Landlord

      G. Landlord shall indemnify, defend, and hold harmless Tenant against any
and all claims asserted by third parties (excluding any agents, employees,
contractors, vendors, invitees, visitors, future subtenants and assignees of
Tenant, and excluding any other parties related to Tenant), including all
liabilities, judgments, damages, suits, orders, government directives, costs and
expenses in connection with such claims, which arise from (i) the Landfill
Contamination, or (ii) the Order, as may be amended ("Landlord's Environmental
Indemnity"); provided however that Landlord's Environmental Indemnity shall be
subject to the following limitations and conditions:

      (1)   Landlord's Environmental Indemnity shall not apply to any economic
            or consequential damages suffered by Tenant, including but not
            limited to loss of business or profits.

      (2)   Landlord's Environmental Indemnity shall not apply, without
            limitation, to any releases caused by Tenant's Hazardous Materials
            Activities.

      (3)   Tenant acknowledges that Landlord must comply with the Order, as may
            be amended, and with directives of government authorities including
            the Regional Board, with respect to the Contamination and the Former
            Landfill. Tenant further acknowledges that groundwater monitoring
            wells, methane recovery wells and equipment, and other environmental
            control devices are located on and about the Premises and may be
            modified or added to during the term of the Lease (collectively,
            "Environmental Equipment"), and that environmental investigation,
            monitoring, closure and post-closure activities (collectively,
            "Environmental Activities") will be performed on the Premises during
            the term of the Lease. Tenant shall allow Landlord, and any other
            party named as a discharger under the Order, as may be amended, and
            their respective agents, consultants and contractors, and agents of
            governmental environmental authorities with jurisdiction
            ("Government Representatives") to enter the Premises to access the
            Environmental Equipment and to perform Environmental Activities
            during the term of the Lease, provided that Tenant's use and
            occupancy of the Premises shall not unreasonably be disturbed.

      (4)   Tenant and Landlord shall reasonably cooperate with each other
            regarding any Environmental Activities to be performed, and
            regarding any Environmental Equipment to be installed, maintained,
            or removed on the Premises during the term of the Lease.

                                       -8-
<PAGE>

      (5)   Tenant shall be responsible at its expense for repairing any
            Environmental Equipment damaged due to the negligence of Tenant or
            Tenant's agents, employees, contractors, vendors, invitees,
            visitors, future subtenants or assignees (such terms "invitees" and
            "visitors" as used in this Paragraph 53 shall not include Landlord
            or any other party named as a discharger under the Order as may be
            amended, or any of their respective agents, consultants or
            contractors, or any Government Representatives).

It is agreed that the Tenant's responsibilities related to Hazardous Materials
will survive the expiration or termination of this Lease and that Landlord may
obtain specific performance of Tenant's responsibilities under this Paragraph
53.

                                       -9-

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