Document:

<PAGE>

                                                                    EXHIBIT 10.9

                              CASTLE ROCK FACILITY

                                      LEASE

     THIS LEASE is made this September 22, 1998, by and between WAYNE C BONGARD
("Landlord"), and EMPAK, INC. ("Tenant").

     Landlord and Tenant, intending to be legally bound, hereby covenant and
agree as follows:

                                   Article 1.
                                    Premises

     Landlord does hereby lease, demise, and let unto Tenant, and Tenant does
hereby hire and take from Landlord, upon the terms and conditions set forth
herein (the "Lease"), certain land having as its principal address 702 Santa Fe
Boulevard, Castle Rock, Colorado, situated in Douglas County (the "Land"),
subject to all easements and rights-of-way of record, together with all
structures thereon and all appurtenances thereto (the "Improvements"), all of
which Land and Improvements are hereinafter referred to as the Premises.

     Upon the Commencement Date hereof, the Land will consist of two (2)
parcels, legally described on Exhibit A attached hereto and incorporated herein
by reference. The parties intend to replat existing Parcels I and 2 into one
parcel. The parties agree that the new legal description be and the same is
hereby incorporated herein by reference, upon the said replatting, and no formal
act or amendment shall be required for said purpose. The parties agree that the
act of replatting said Parcels I and 2 shall have no effect whatsoever upon the
rights and obligations of the parties as set forth herein.

                                   Article 2.
                                      Term

     The term of the Lease shall commence on September 22, 1998 (the
"Commencement Date") and terminate on September 30, 2005 (the "Term") unless
sooner terminated as provided herein.

                                   Article 3.
                                      Rent

     Tenant shall pay to Landlord as monthly "Base Rent" during the Term an
amount equal to Twenty-five Thousand Dollars ($25,000.00) but in no event less
than one hundred fifty percent (150%) of the amount of the monthly debt service
due and payable by Landlord on financing secured by a first lien against the
Premises and/or and such additional financing as may be secured from time to
time to improve the Premises. Debt service shall include all costs associated
with procuring such financing. If there is no financing or the amount of the
financing is reduced to a level such that the Base Rent is materially below
market rent, then the Base Rent shall, at Landlord's option, be increased to
reflect the
<PAGE>

then-current market rental rates. If Landlord and Tenant are unable to agree
upon said rental amount, the rental amount shall be determined by a qualified
appraiser. The costs of the appraiser's services shall be divided equally
between Landlord and Tenant.

     The Base Rent shall be payable in advance, on or before the first (1st) day
of each and every month, commencing on the Commencement Date, and continuing
during, the Term. Prior to the Commencement Date, Landlord shall deliver to
tenant notice of the initial amount of Base Rent, and thereafter Landlord shall
deliver notice of any change(s) in the Base Rent payments resulting from changes
in Landlord's debt service obligations.

                                   Article 4.
                                    Net Lease

          4.1. It is the intention and purpose of the parties hereto that the
     Lease shall be a "Net Lease" to Landlord. All costs and expenses of
     whatever character or kind, general and special, ordinary and
     extraordinary, foreseeable or unforeseeable, and of every kind and nature
     whatsoever that may be necessary in or about the operation of the Premises,
     including all hazard and liability insurance, taxes, special assessments,
     utilities, maintenance, and repairs, except as otherwise expressly provided
     herein, shall be paid by Tenant as "Additional Rent" hereunder.

          4.2. Except as otherwise expressly provided herein, Tenant covenants
     and agrees that if at any time it fails to pay any amount required by the
     Lease, or to obtain, pay for, maintain, or deliver any of the insurance
     policies herein provided for, or fails to make any other payment or perform
     any other act required to be made or performed by the Tenant, then
     Landlord, without notice to or demand upon Tenant, without waiving or
     releasing Tenant from any obligation of Tenant contained in this Lease, and
     without any obligation to do so, may effect any such insurance coverage and
     pay premiums therefor and may make any other payment or perform any other
     act on the part of Tenant to be made and performed as provided in this
     Lease, in such manner and to such extent as Landlord may deem desirable. In
     exercising such right to pay necessary and incidental costs and expenses,
     all sums so paid by Landlord and all necessary and incidental costs and
     expenses in connection with performance of any such act by Landlord,
     together with interest thereon at a rate of eight percent (8%) per annum
     from the date of making of such expenditure by Landlord, shall be payable
     to Landlord as Additional Rent, and except as otherwise provided for in
     this Lease, shall be payable on demand, or at the option of Landlord, may
     be added to any monthly rental then due or thereafter becoming due under
     the Lease. Tenant covenants to pay any such sum or sums with interest as
     aforesaid and Landlord shall have (in addition to any right or remedy of
     Landlord) the same rights and remedies in the event of nonpayment by Tenant
     as in the case of default by Tenant in payment of rent.

                                       2
<PAGE>

                                   Article 5.
                              Taxes and Assesments

          5.1 Tenant shall pay, as Additional Rent hereunder, before any fine,
     penalty, interest, or costs may be added thereto for the nonpayment
     thereof, all real estate taxes and installments of special assessments
     payable during the Term of this Lease which shall during the Term be laid,
     assessed, levied, or imposed upon, or shall become payable as a lien upon
     the premises or any part thereof ("Impositions").

          5.2 Tenant shall have the right to contest or appeal any Imposition in
     Tenant's or Landlord's name, at Tenant's sole cost and expense. If
     nonpayment of the Imposition creates a lien upon the Premises, Landlord
     may, at his or its option, request Tenant to deposit with it an amount
     equal to one hundred twenty-five percent (125%) of the contested and unpaid
     Imposition. Such amount shall be returned to Tenant upon the successful
     appeal of the Imposition or upon payment of said Imposition. Tenant shall
     give Landlord written notice of Tenant's intention to contest or appeal any
     Imposition at least twenty (20) days prior to the delinquency thereof.
     Tenant shall hold Landlord harmless against all loss, cost, expense,
     attorneys' fees, or damages resulting from such contest or appeal.

          5.3 Tenant shall pay directly to the appropriate governmental
     authorities, as Additional Rent hereunder, before any fine, penalty,
     interest, or costs may be added thereto for the nonpayment thereof, any tax
     or excise imposed or assessed on rent, on any leasehold interest, on any
     right of occupancy, on any investment of Tenant in the Premises, on any
     personal property of any kind owned, installed, or used by Tenant,
     including Tenant's leasehold improvements, on any privilege tax, sales tax,
     gross proceeds tax, etc., however described, by any federal, state, county
     or municipal governmental authority or any subdivision thereof or other
     governmental authority. Tenant shall not be required to pay any federal or
     state or local income tax for which Landlord may become liable during the
     Initial Term or any Option Term of the Lease.

                                   Article 6.
                                    Utilities

     Tenant shall directly pay or cause to be paid, as Additional Rent
hereunder, all charges for sewer and water services, gas, electricity, light,
heat, air conditioning, power, telephone, or other services or utility used,
rendered, or supplied upon or in connection with the Premises (the "Utilities")
during the Term hereof, Tenant shall contract for the Utilities in Tenant's own
name and shall hold Landlord harmless from any liability or expense for any such
charge. Upon Landlord's request, Tenant shall furnish to Landlord paid
statements, invoices, or cancelled checks evidencing the payment of all
obligations undertaken by Tenant hereunder.

                                       3
<PAGE>

                                   Article 7.
                      Repairs, Maintenance and Alterations

          7.1 Tenant shall, during the Term of this Lease and at Tenant's
     expense, keep the Premises and appurtenances and every part thereof in good
     order, condition, and repair, including, without limitation, the sidewalks,
     entrances, passages, courts, vestibules, stairways, corridors, halls,
     elevators, air conditioning equipment, heating equipment, water system,
     toilet facilities, and all other machinery and equipment in the
     Improvements. Except as herein provided, Tenant shall make all repairs to
     the exterior of the Improvements, shall make all structural repairs, and
     shall keep and maintain all landscaped areas in a neat, orderly, and trim
     condition at its expense. If Tenant does not keep and maintain the Premises
     as herein provided, Landlord may, but need not, make such repairs and
     replacements, and Tenant shall pay Landlord, as Additional Rent, the cost
     thereof forthwith upon being billed for the same. All damage or injury to
     the Premises and to its fixtures, appurtenances, and equipment caused by
     Tenant moving property in or out of the Premises or by installation,
     removal of furniture, fixtures, equipment, or other property by Tenant, its
     agents, contractors, servants, or employees, or resulting from any other
     cause of any other kind or nature whatsoever due to carelessness, omission,
     neglect, improper conduct, or other causes of Tenant, its servants,
     employees, agents, visitors, or licensees, shall be repaired, restored, or
     replaced promptly by Tenant at its sole cost and expense to the
     satisfaction of Landlord. If Tenant fails to make such repairs,
     restorations, or replacements, the same may be made by Landlord and the
     same shall be at the expense of Tenant and collectible as Additional Rent
     or otherwise, and shall be paid by Tenant to Landlord within five (5) days
     after rendition of a bill or statement therefor.

          7.2 Except as otherwise provided herein, no improvements, alterations,
     or replacements shall be made to the Premises or any portion thereof
     without the prior written consent of Landlord.

          7.3 Tenant shall not suffer or permit any statements of mechanic's
     liens to be filed against the Premises or any part thereof by reason of
     work, labor, services, or materials supplied or claimed to have been
     supplied to Tenant or anyone holding the Premises or any part thereof
     through or under Tenant. If any such statement of mechanic's lien shall at
     any time be filed against the Premises, Tenant shall cause the same to be
     discharged of record within thirty (30) days after the date of actual
     notice to Tenant of filing the same. If Tenant shall fail to discharge such
     mechanic's lien within such period or fail to deposit an amount equal to
     one hundred twenty-five percent (125%) of the amount claimed with the court
     within such period, then in addition to any other right or remedy of
     Landlord, Landlord may, but shall not be obligated to, discharge the same
     either by paying the amount claimed to be due or by procuring the discharge
     of such lien by deposit in court or by giving security or in such other
     manner as is, or may be, prescribed by law. Any amount paid by Landlord for
     any of the aforesaid purposes and all other reasonable expenses of
     Landlord, including reasonable attorneys' fees, in or about procuring the
     discharge of such lien, with all necessary disbursements in connection
     therewith, with interest thereon at the rate of eight percent (8%) per
     annum from the date of payment, shall be repaid by Tenant to Landlord on
     demand, and if unpaid may be treated as Additional Rent. Nothing herein

                                       4
<PAGE>

     contained shall imply any consent or agreement on the part of Landlord to
     subject Landlord's estate to liability under any mechanic's lien law.

                                   Article 8.
                                    Insurance

          8.1 Tenant shall pay, as Additional Rent hereunder, and at Tenant's
     sole cost and expense, keep the Premises, including all buildings,
     improvements, furniture, and equipment on, in, or appurtenant thereto at
     the commencement of the Term and thereafter erected thereon or therein,
     including all alterations, rebuildings, replacements, changes, additions,
     and improvements, fully insured for the mutual benefit of Landlord and
     Tenant, as their interests may appear, as named insureds: (a) against loss
     or damage by fire, and (b) against those perils included from time-to-time
     in the standard form of extended coverage insurance endorsement, including
     but without limiting the generality or the foregoing, windstorm, hail,
     explosion, vandalism, riot and civil commotion, damage from vehicles, smoke
     damage, and such other coverage as may be deemed necessary by Landlord,
     provided that such additional coverage is obtainable.

          8.2 All policies of insurance relating to fire and extended coverage
     shall provide that the proceeds thereof shall be payable to Landlord, and
     if Landlord requires, shall also be payable to the holder of any mortgage
     now or hereafter becoming a lien on the fee of the Premises, or any part
     thereof, as the interest of such holder appears, pursuant to a standard
     mortgagee clause. All such policies of insurance shall provide that any
     loss shall be payable to Landlord notwithstanding any act or omission of
     Tenant which might otherwise result in a forfeiture or reduction of said
     insurance.

          8.3 Tenant shall also pay, as Additional Rent hereunder, and at
     Tenants sole cost and expense, but for the mutual benefit of Landlord and
     Tenant, as named insureds, maintain during the Term of the Lease: (a)
     general public liability insurance against claims for personal injury,
     death, or property damage occurring upon, in or about the Premises, and on,
     in, or about the adjoining lands, streets, and passageways, such insurance
     to afford protection to the limit of not less than $1,000,000.00 In respect
     to injury or death to a single person, and to the limit of not less than
     $2,000,000.00 in respect to any one (1) accident and to the limit of not
     less than $500,000.00 in respect to any property damage, (b) steam boiler
     insurance an all steam boilers, pressure boilers, or other such apparatus
     as Landlord may deem necessary to be covered by such insurance and in such
     amount or amounts as Landlord may from time-to-time reasonably require.

          8.4 All policies of insurance shall be written in companies
     satisfactory to Landlord, and shall be written in such form and shall be
     distributed by such agencies as shall be reasonably acceptable to Landlord.
     Such policies shall be delivered to Landlord endorsed "premium paid" by the
     company or agency issuing the same or accompanied by another evidence
     satisfactory to Landlord that the premiums thereon have been paid, not less
     than ten (10) days prior to the expiration of any then current policy.

                                       5
<PAGE>

          8.5 Landlord agrees that such policy or policies may contain a waiver
     of subrogation clause as to Tenant. Provided the aforesaid fire and
     extended coverage insurance is in full force and effect and remains so,
     Landlord waives, releases, and discharges Tenant from all claims or demands
     whatsoever which Landlord may have or acquire in the future arising out of
     damage to or destruction of the Premises by fire or extended coverage risk,
     whether such claim or demand may arise because of the negligence of Tenant,
     its agents, or employees or otherwise, and Landlord agrees to look only to
     the insurance coverage in the event of such loss.

          8.6 Tenant shall insure the contents of the Improvements owned by
     Tenant, for the benefit of Tenant, against loss or damage by fire,
     windstorm, or other casualty for such amount as Tenant may desire, and
     Tenant agrees that such policies shall contain a waiver of subrogation
     clause as to Landlord. Tenant waives, releases, and discharges Landlord
     from all claims or demands whatsoever which Tenant may have or acquire by
     reason of fire or extended coverage risk, whether such claim or demand may
     arise because of the negligence of Landlord, its agents or employees or
     otherwise, and Tenant agrees to look to insurance coverage only in the
     event of such loss.

          8.7 The insurance requirements otherwise set forth in this Article 8
     notwithstanding, if any mortgagee of the Premises or other lender of
     Landlord requires insurance coverages or limits in addition to or
     inconsistent with the foregoing, Landlord shall so notify Tenant and Tenant
     shall modify the insurance coverages and/or limits to conform with said
     mortgagee's or lender's requirements so long as said requirements are not
     materially different from the typical requirements of mortgagees and
     lenders for similar properties and similar credit risks.

                                   Article 9.
                                 Quiet Enjoyment

     Landlord represents and warrants that: (a) it is the lawful owner or the
Premises, (b) that it has the full right and power to make the Lease, (c) that
if and so long as Tenant shall not be in default hereunder, Tenant shall quietly
hold, occupy, and enjoy the Premises during all of the Term.

                                   Article 10.
                               Destruction by Fire

          10.1 Subject to the provisions of Article 10.4 and to the availability
     of insurance proceeds, if the Improvements, or any portion thereof, are
     damaged or destroyed by fire or other casualty, however or by whomever
     caused, Landlord shall repair, rebuild, and restore the same with due
     diligence and dispatch (subject to the approval of the holders of any
     mortgages on the Property) so that the Improvements will be restored to at
     least the same good order and condition as existed prior to damage or
     destruction. If more than fifty percent (50%) of the Premises is damaged or
     destroyed by fire or other casualty, Landlord shall have the option, in its
     sole discretion, to decline to rebuild the Premises. If Landlord so
     declines, this Lease shall terminate as of the date of such damage or
     destruction. If

                                       6
<PAGE>

     Landlord elects to repair the Premises, and if such damage in the
     reasonable opinion of the Landlord renders the entire Premises unfit for
     Tenant's normal business purposes, and Tenant by reason thereof
     discontinues business in the Premises, Base Rent shall be abated for a
     period during which no part of the Premises is fit for such business
     purposes and during which time Tenant discontinues business. If such damage
     renders only part of the Premises unfit for Tenant's normal business
     purposes, Base Rent shall be apportioned on a square foot of Premises area
     basis and the proportion thereof applicable to each part of the Premises
     upon which Tenant discontinues its business operations shall be abated for
     the period during which such part is not fit for Tenant's normal business
     purposes and during which Tenant discontinues such business operations.

          10.2 Tenant will repair and replace all improvements and betterments
     placed upon the Premises by it, and such repair and replacement shall be
     made at its own expense and not at the expense of Landlord.

          10.3 If Landlord and Tenant cannot mutually agree on whether the
     Premises is fit for Tenant's normal business purposes, such question shall
     be submitted to arbitration as provided in Article 12 hereof.

          10.4 If the Premises, or any part thereof, is damaged or destroyed by
     the willful or negligent conduct of Tenant or its agents, employees, or
     independent contractors, Tenant shall promptly repair such damage or
     replace such improvement so destroyed; provided that if such damage or
     destruction is caused by negligence and is or would be covered by the
     insurance required to be procured and maintained by the terms of Article 8
     then, to the extent that the cost of repairing or replacing such damage or
     destruction does not exceed the amounts of such insurance, Tenant shall be
     relieved from such obligation to repair or replace. Base Rent and
     Additional Rent shall not be abated as a result or willful conduct of
     Tenant or its agents, employees, or independent contractors which result in
     or cause damage or destruction.

                                   Article 11.
                                  Condemnation

          11.1 If during the Term of The Lease the entire Premises shall be
     taken as a result of the power of eminent domain, condemnation proceedings,
     or other like proceedings (the "Proceedings"), the Lease and all right,
     title, and interest of Tenant hereunder shall cease and come to an end on
     the date of taking of possession pursuant to the Proceedings. Landlord
     shall be entitled to and shall receive the total award made in the
     Proceedings, Tenant hereby assigns any interest in any such award to
     Landlord.

          11.2 If during the Term less than the entire Premises, but fifty
     percent (50%) or more of the Improvements (calculated by the number of
     square feet of floor space) or fifty percent (50%) or more of the Land
     shall be taken by the Proceedings, the Lease shall, upon taking of
     possession pursuant to

                                       7
<PAGE>

     the Proceedings, terminate as to the portion of the Land and Improvements
     so taken, and Tenant may terminate the Lease as to the remainder of the
     Premises. Such termination as to the remainder of the Premises shall be
     effected by a notice to Landlord in writing given not more than sixty (60)
     days after the date of taking of possession pursuant to such Proceedings,
     and shall specify a date not more than sixty (60) days after the giving of
     such notice as the date of such termination. Upon the date specified in
     such notice, the Term and all right, title, and interest of Tenant
     hereunder shall cease and come to an end. If Tenant elects not to terminate
     the Lease, the Lease shall continue in full force and effect, but the Base
     Rent shall be reduced pro rata in accordance with the percentage of value
     of the Premises so taken compared with the total value of the Premises
     immediately prior to said taking. Nothing herein contained shall affect
     Tenant's obligation to pay in full the Additional Rent. Landlord shall,
     however, at Landlord's sole cost and expense, restore that portion of the
     Premises not so taken to a complete architectural unit for the use and
     occupancy of Tenant. The Lease shall continue in full force and effect, but
     the Base Rent shall be reduced pro rata as aforesaid. If the parties cannot
     agree on the pro rata reduction of the Base rent after said taking, or on
     the allocation of any award made in the Proceedings, as above set forth,
     Landlord and Tenant shall submit the question to arbitration as provided in
     Article 12 hereof

                                   Article 12.
                                   Arbitration

          In cases in which a dispute arises under the Lease, the same shall be
     settled by arbitration in accordance with the then existing rules of the
     American Arbitration Association, and judgment upon the award rendered
     maybe entered in any court having Jurisdiction thereof. Any such
     arbitration shall be had before a panel of three (3) arbitrators (unless
     Landlord or Tenant agree to one (1) arbitrator) designated by the American
     Arbitration Association in accordance with the rules of such association,
     and the decision of the majority or such arbitrators shall be binding upon
     the parties. The arbitrators designated and acting under the Lease shall
     make their award in strict conformity with such rules and shall have no
     power to depart from or change any of the provisions thereof. Each party to
     the arbitration shall pay one-half (1/2) of the costs thereof. All
     arbitration proceedings hereunder shall be conducted in Denver, Colorado,
     or such other location as mutually agreed upon by Landlord and Tenant.

                                   Article 13.
                            Assignment and Subletting

     Tenant shall not assign or transfer any of its rights under the Lease or
sublease any part of the Premises (an "Assignment") without prior written
consent from Landlord. No such Assignment shall relieve Tenant from any of its
obligations contained in the Lease, nor shall any Assignment be effective unless
the assignee shall, at the time of such Assignment, assume in writing all the
terms, covenants, and conditions of the Lease to be performed thereafter by
Tenant and shall agree in writing to be bound thereby. Tenant agrees to pay on
behalf of Landlord any and all costs of Landlord, including

                                       8
<PAGE>

reasonable attorneys' fees occasioned by each Assignment. Consent by Landlord to
any Assignment shall not be a waiver of Landlord's rights as to a subsequent
Assignment.

                                   Article 14.
                               Defaults of Lessee

          14.1 If during the Term of the Lease: (a) Tenant shall make an
     assignment for the benefit of creditors; or (b) Tenant shall file a
     voluntary petition under the Bankruptcy Code of the United States or any
     state statute similar thereto, or Tenant be adjudged insolvent or a
     bankrupt pursuant to an involuntary petition; or (c) a receiver or trustee
     be appointed for the property of Tenant by reason of insolvency of Tenant;
     or (d) any department of the state or federal government, or any officer
     thereof duly authorized, shall take possession of the business or property
     of Tenant by reason of the insolvency of the Tenant; or (e) Tenant
     continues in possession without the appointment of a receiver or trustee
     under Chapter 11 of the Bankruptcy Code; or (f) Tenant is the subject of
     any petition or proceeding related to relief from creditors, the Lease
     shall, upon the happening of any of said contingencies and at Landlord's
     sole option, be terminated and the same shall expire as fully and
     completely as if the day of the happening of such contingency were the date
     herein specifically fixed for the expiration of the Term and Tenant will
     then quit and surrender the Premises, but Tenant shall remain liable as
     hereinafter provided.

          14.2 If during the Term Tenant shall default in fulfilling any of the
     covenants of the Lease (other than the covenants for the payment of Base
     Rent or Additional Rent), Landlord may give Tenant notice of any default or
     of the happening of any contingency referred to in this paragraph, and if
     at the expiration of thirty (30) days after the service of such notice the
     default or contingency upon which said notice was based shall continue to
     exist, or in the case of a default or contingency which cannot with due
     diligence be cured within a period of thirty (30) days, if Tenant fails to
     proceed promptly after the service of such notice and with all due
     diligence to cure the same and thereafter to prosecute the curing of such
     default with all due diligence, Landlord, at its option, may terminate the
     Lease, and upon such termination, Tenant will quit and surrender the
     Premises to Landlord, but Tenant shall remain liable as hereinafter
     provided.

          14.3 If Tenant shall default in the payment of the Base Rent expressly
     reserved hereunder, or any part of the same, and such default shall
     continue for ten ( 10) days after notice thereof by Landlord, or such
     default in the payment of any item of Additional Rent to be paid by Tenant
     hereunder, or any part of the same, and such default shall continue for
     thirty (30) days after notice thereof by Landlord, or if the Lease shall
     expire as provided in paragraphs 14.1 or 14.2 of this Article, Landlord or
     Landlord's agents and servants may immediately or at any time thereafter
     re-enter the Premises and remove all persons and any or all property
     therefrom, either by summary dispossession proceedings or by any suitable
     action or proceedings at law or by force or otherwise and repossess and
     enjoy said Premises, together with all additions, alterations, and
     improvements, without re-entry and repossession working a forfeiture or
     waiver of the rents to be paid and the covenants to be performed by Tenant
     during the

                                       9
<PAGE>

     Term hereof. Upon the expiration of the Term of this Lease by reason of any
     of the events described in paragraphs 14.1 or 14.2, or in the event of
     termination of the Lease by summary dispossession proceedings or under any
     provision of law now or hereafter in force by reason or based upon or
     arising out of a default under or a breach of the Lease on the part of
     Tenant (except; where such breach or default is determined by a court of
     competent jurisdiction to be justified because of Landlord's acts or
     omissions), or upon Landlord recovering possession of the Premises in the
     manner or in any of the circumstances described, whether with or without
     legal proceedings, by reason of or based upon or arising out of a default
     under or a breach of the Lease on the part of Tenant, Landlord may, at its
     option, at any time and from time-to-time, relet the Premises, or any part
     thereof, for the account of Tenant or otherwise, and receive and collect
     the rents therefor, applying the same first to the payment of such expenses
     as Landlord may have incurred in recovering possession of the Premises,
     including legal expenses and attorneys' fees, and for putting the same into
     good order or condition or preparing or altering the same for the rental
     and all other expenses, commissions, and charges paid, assumed, or incurred
     by Landlord in reletting, the Premises and then to the fulfillment of the
     covenants of Tenant hereunder. Any such reletting herein provided for may
     be for the remainder or the Term of the Lease as originally granted or for
     a longer or shorter period. In any such case or whether or not the
     Premises, or any part thereof, is relet, Tenant shall pay to Landlord the
     Base Rent and the Additional Rent required to be paid by tenant up to the
     time of such termination of the Lease, as the case may be, and thereafter,
     except in a case where liability of Tenant as hereinafter provided arises
     by reason of any of the contingencies referred to in paragraph 14.1 hereof,
     Tenant covenants and agrees, if required by Landlord, to pay to Landlord
     until the end of the Term of the Lease the equivalent of the amount of all
     the Base Rent and Additional Rent reserved herein less the net proceeds of
     reletting, if any. Landlord shall have the election, in place and stead of
     holding Tenant so liable, forthwith to recover against Tenant, as damages
     for loss of the bargain and not as penalty, an aggregate sum which at the
     time of such termination of the Lease for such recovery of possession of
     the Premises by Landlord, as the case may be, represents the then present
     worth of the excess, if any, of the aggregate of the Base Rent and
     Additional Rent payable by Tenant hereunder that would have accrued over
     the balance of the Term, over the aggregate rental value of the Premises
     for the balance of such Term.

          14.4 The specified remedies to which Landlord may resort under the
     terms of the Lease are cumulative and are not intended to be exclusive of
     any other remedies or means of redress to which Landlord may be lawfully
     entitled in case of any breach or threatened breach by Tenant of any
     provision of the Lease. The failure of Landlord to insist in any one or
     more cases upon the strict performance or any of the covenants of the Lease
     or to exercise any option herein contained shall not be construed as a
     waiver or a relinquishment for the future of such covenant or option. A
     receipt by Landlord of Base Rent or Additional Rent, including payment of
     Base Rent or Additional Rent by Tenant's receiver, trustee in bankruptcy,
     creditor, or assignee, with knowledge of breach of any covenant herein
     (other than the payment of Base Rent or Additional Rent) shall not be
     deemed a waiver of such breach, and no waiver by Landlord of any provision
     of this Lease shall be deemed to have been made unless expressed in writing
     and signed by Landlord. Notwithstanding any other provisions in this Lease,
     Tenant shall not be deemed to have waived any rights that may be available
     pursuant to

                                       10
<PAGE>

     Colorado unlawful detainer, eviction, ejectment or similar laws. In
     addition to other remedies provided in this Lease, Landlord shall be
     entitled to the restraint by injunction for the violation or attempted or
     threatened violation of the covenants, conditions, or provisions of the
     Lease.

                                   Article 15.
                                 Attorneys Fees

     If it is necessary for Landlord to retain the services of an attorney at
law to enforce any of the terms, covenants, or provisions hereof, or to collect
any sums due hereunder, Tenant shall pay to Landlord upon demand, as Additional
Rent hereunder, the cost of such services.

                                   Article 16.
                      Removal of Improvements and Fixtures

     Any improvements or fixtures installed by Tenant in the Improvements or on
the Land, whether used solely in Tenant's business or whether usable in the
improvements without regard to such business or otherwise, shall become the
property of Landlord upon the termination of the Lease, except that Tenant may
remove such items that are not integral to the construction or use of the
Premises, so long as Tenant repairs any damage caused by any such removal.

                                   Article 17.
                      Condition of Premises at Termination

     At the termination of the Lease by lapse of time or otherwise, Tenant shall
return the Premises in as good a condition as when Tenant took possession,
ordinary wear and tear excepted and condemnation, damage, or destruction as
described in Articles 10 and 11 herein.

                                   Article 18.
                                  Holding Over

     In the absence of any written agreement to the contrary, if Tenant should
continue to occupy the Premises following the expiration or the Term of the
Lease, Tenant shall so remain as a tenant from month to month and all provisions
of the Lease applicable to such tenancy shall remain in full force and effect.
During such tenancy, the same Base Rent and the same terms and conditions as
prevailed during the last month of the Term demised shall prevail. In any such
event, Tenant shall be liable to Landlord for damages which Landlord may incur
as a result of such holding over, including but not limited to, damages incurred
because of loss of a prospective successor tenant. If Tenant is a hold-over
tenant and if Tenant continues to occupy the Premises following the termination
of such holdover (by a proper notice as to such month-to-month tenancy), then
the foregoing provisions of this Article shall apply in the same manner as when
Tenant continued in occupancy following the expiration of the Term of the Lease.

                                       11
<PAGE>

                                   Article 19.
                                 Use of Premises

     The Premises shall be used only for the operation of a plastic injection
molding facility and related and ancillary uses and/or such other lawful use(s)
as agreed upon by Landlord, which agreement will not be unreasonably withheld.
Tenant shall not use or occupy the Premises or knowingly permit the Premises to
be used or occupied contrary to any statute, rule, order, ordinance,
requirement, or regulation applicable thereto or in any manner which would
violate any certificate of occupancy affecting the same, or which would cause
structural injury to the Premises or cause the value or usefulness of the
Premises or any part thereof to substantially diminish (reasonable wear and tear
excepted) or which would constitute a public or private nuisance or waste.
Tenant shall promptly upon discovery or any such use, take all necessary steps
to compel the discontinuance of such use.

                                   Article 20.
                                     Permits

     Tenant shall maintain in force and effect all permits, licenses, and
similar authorizations to use the Premises for the aforesaid purposes required
by any governmental authority having jurisdiction over the use thereof. Tenant's
failure to maintain such permits, licenses, and similar authorizations shall not
relieve Tenant from the performance of its obligations and covenants hereunder
(except obligations and covenants as may be prohibited by law), nor from the
obligations to pay Base Rent or Additional Rent, as set forth herein. Tenant
shall, at Landlord's request, Join with Landlord in executing, acknowledging,
and delivering any and all petitions, consents, subordinations, plats, or
easement deeds that may be required for the installation of any utilities,
public improvements, roads, water lines, sewer lines, storm drainage facilities,
subdivision, rezoning, special use, platting, or other similar development of
the Premises, which do not affect Tenant's use of the Premises during the Term.

                                   Article 21.
                               Compliance with Law

     Tenant, at its sole expense, shall promptly comply with all laws,
ordinances, and requirements of federal, state, county, and municipal
authorities relating to Tenant's use and occupation of the Premises, and with
any lawful order or direction of any public officer relating to Tenant's use and
occupation of the Premises during the Term of the Lease. Nothing herein
contained, however, shall prohibit Tenant from appealing from or contesting the
validity or legality of such laws, ordinances, requirements, orders, or
directions and, notwithstanding the foregoing provisions of this Article, Tenant
shall not be deemed to be in default hereunder so long as Tenant diligently
prosecutes such appeal or contest.

                                       12
<PAGE>

                                   Article 22.
                          Landlord's Access to Premises

          22.1 Tenant shall permit Landlord and the authorized representatives
     of Landlord to enter the Premises at all times during usual business hours
     for the purpose or inspecting the same and making any necessary repairs to
     comply with any laws, ordinances, rules, regulations, or requirements of
     any public authority or of the Board of Fire Underwriters or any similar
     board. Nothing herein shall imply any duty upon the part of Landlord to do
     any such work which, under any provision of the Lease, Tenant may be
     required to perform, and the performance thereof by Landlord shall not
     constitute a waiver of Tenant's default in failing to perform the same.
     Landlord may, during the progress of any work in the Premises, reasonably
     keep and store upon the Premises all necessary materials, tools, and
     equipment. Landlord shall not in any event be liable for inconvenience,
     annoyance, disturbance, loss of business, or other damage to Tenant by
     reason of making repairs or the performance of any work in the Premises, or
     on account of bringing materials, supplies, and equipment onto or through
     the Premises during the course thereof, and the obligations thereof

          22.2 Landlord is hereby given the right during usual business hours to
     enter the Premises and to exhibit the same for the purpose of sale. During
     the final six (6) months of the Term hereof Landlord shall be entitled to
     display on the Premises in such manner as not to unreasonably interfere
     with Tenant's business. Tenant agrees that the usual "For Sale" or "To Let"
     signs may remain unmolested upon the Premises and Landlord may exhibit said
     Premises to prospective tenants during such period.

                                   Article 23.
                                    Indemnity

     Tenant shall indemnify and save harmless Landlord against and from any and
all claims by or on behalf of any person or persons, firm or firms, corporation
or corporations, arising from the conduct or management of or from any work or
thing whatsoever done in, on, or about the Premises, and will further indemnify
and save Landlord harmless against and from any and all claims arising during
the Term of the Lease from any condition of the Premises or any street, curb,
sidewalk adjoining the Premises, or of any passageways or spaces therein or
appurtenant thereto, or arising from any breach or default on the part of Tenant
in the performance of any covenant or agreement on the part of Tenant to be
performed, pursuant to the terms of the Lease, or arising from any act of
negligence of Tenant, or any of its agents, contractors, servants, employees, or
licensees, or arising from any accident, injury, or damage whatsoever caused to
any person, firm, or corporation occurring during the Term of the Lease, in or
about the Premises, or upon or under the sidewalks and the land adjacent
thereto, and from and against all costs, reasonable attorneys' fees, expenses,
and liabilities incurred in or about any such claim or action or proceeding
brought thereon; and in case any action or proceeding is brought against
Landlord by reason of any such claim, Tenant, upon notice from Landlord, shall
resist or defend such action or proceeding by counsel reasonably satisfactory to
Landlord.

                                       13
<PAGE>

                                   Article 24.
                              Estoppel Certificate

     Tenant shall, at any time and from time-to-time, upon not less than twenty
(20) days' prior notice by Landlord, execute, acknowledge, and deliver to
Landlord a statement in writing certifying that the Lease is unmodified and in
full force and effect (or if there shall have been modifications that the Lease
is in full force and effect as modified and stating the modifications) and the
dates to which the Base Rent and Additional Rent have been paid in advance, if
any, and stating whether or not (to the best knowledge of Tenant) Landlord is in
default in the performance of any covenant, agreement, or condition contained in
the Lease and, if so, specifying each such default of which Tenant may have
knowledge, it being intended that any such statement delivered pursuant to this
Article shall be in a form approved by and may be relied upon by any prospective
assignee of Landlord's interest in the Lease or any mortgagee of the Premises or
any assignee of any mortgage upon the Premises.

                                   Article 25.
                                  Subordination

     The Lease shall, at Landlord's election, be subject and subordinate to the
terms and conditions of all mortgages and deeds or trust which may now or
hereafter encumber the Premises, and to all renewals, modifications,
consolidations, replacements, and extensions of such mortgages and deeds of
trust, provided that the mortgagee or other lender executes and delivers to
Tenant a "nondisturbance agreement" stating that so long as Tenant is not in
material default, the tenancy shall not be disturbed and the terms of this Lease
shall be honored irrespective or remedial action taken against Landlord. In
confirmation of such subordination, Tenant shall promptly execute any
certificate of subordination or other such documents which Landlord or its
mortgagees or other lenders may request, which documentation shall also include
the foregoing nondisturbance provisions.

                                   Article 26.
                                      Signs

     Upon prior written approval by Landlord of design and construction, which
approval shall not be unreasonably withheld, Tenant may erect such signs upon
the Premises as it may deem desirable, as long as said signs do not exceed in
weight the safe carrying capacity or any bearing structure or violate the laws
of the state or ordinances of the municipality in which the Premises is
situated.

                                  Article 27.
                                     Notices

     Any notice or election herein requested or permitted to be given or served
by either party hereto upon the other, shall be deemed given or served in
accordance with the provisions of the Lease if delivered to either party hereto
and receipt is obtained therefor, or if mailed in a sealed wrapper by

                                       14
<PAGE>

United States registered or certified mail, postage prepaid, properly addressed
to such other party at the address hereinafter specified. Unless and until
changed by notice as herein provided, notices and communications shall be
addressed as follows:

                  If to Landlord:   Wayne Bongard
                                    EMPAK, INC.
                                    4405 ArrowsWest Drive
                                    Colorado Springs, Colorado 80907-3445

                  If to Tenant:     EMPAK, INC.
                                    4405 ArrowsWest Drive
                                    Colorado Springs, Colorado 80907-3445
                                    Attention: Chief Executive Officer

     Each such mailed notice or communication shall be deemed to have been given
to, or served upon the party to which addressed, on the date the same is
deposited In the United States registered or certified mail, postage prepaid,
properly addressed in the manner above provided. Each such delivered notice or
communication shall be deemed to have been given to, or served upon, the party
to whom delivered, upon delivery thereof in the manner above provided. Either
party may change the address to which mailed notice is to be sent by giving to
the other party hereto not less than thirty (30) days' advance written notice
thereof. All payments of Base Rent or Additional Rent hereunder shall be made to
Landlord at the address above designated, or as may be hereafter designated.

                                   Article 28.
                                  Miscellaneous

          28.1 Entire Agreement. The Lease contains the entire agreement between
     the parties, and there are no other terms, obligations, covenants,
     representations, statements, or conditions, oral or otherwise, of any kind
     whatsoever. Any agreement hereafter made shall be ineffective to change,
     modify, discharge, or effect an abandonment of the Lease in whole or in
     part unless such agreement is in writing and signed by the party against
     whom enforcement of the change, modification, discharge, or abandonment is
     sought.

          28.2 Release of Landlord. If Landlord sells or otherwise transfers all
     of its interest in the Premises, Landlord shall, without further action by
     any party, be released and discharged from any further obligation or duty
     under the Lease, and no claim or demand upon Landlord shall thereafter be
     made by Tenant arising out of any obligation or duty of Landlord hereunder.
     Upon request by Landlord, Tenant shall execute an attornment agreement with
     Landlord's transferee in form satisfactory to such transferee.

                                       15
<PAGE>

          28.3 Severability. If any term, condition, or provision of the Lease
     or the application thereof to any person or circumstance shall, to any
     extent, be held to be invalid or unenforceable, the remainder thereof and
     the application of such terms, provisions, and conditions to persons or
     circumstances other than those as to whom it shall be held invalid or
     unenforceable shall not be affected thereby, and the Lease and all the
     terms, provisions, and conditions hereof shall, in all other respects,
     continue to be effective and to be complied with to the full extent
     permitted by law.

          28.4 Short Form Lease. At the request of either party hereto, a short
     form lease shall be prepared in form and substance reasonably satisfactory
     to each of the parties and shall be executed by each of the parties in
     duplicate, such lease to be filed for record in Douglas County, Colorado.

          28.5 Heading. The headings incorporated in the Lease are for
     convenience in reference only and are not a part of the Lease and do not in
     any way limit or add to the terms and provisions hereof

          28.6 Binding Effect. All of the covenants, conditions, and agreements
     herein contained shall extend to, be binding upon, and inure to the
     benefit of the parties hereto and their respective heirs, successors, and
     assigns.

                                       16
<PAGE>

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

                                        LANDLORD:

                                         /s/ Wayne C. Bongard
                                        ------------------------------------
                                        Wayne C. Bongard

                                        TENANT:
                                        Empak, Inc.

                                        By:  /s/ Wayne C. Bongard
                                            ------------------------------------
                                               Its:  President
                                                    ----------------------------

                                       17
<PAGE>

                                   EXHIBIT A
                                to that certain
                                     Lease
                                 by and between
                           WAYNE C. BONGARD, Landlord
                                      and
                              EMPAK, INC., Tenant

Legal Description of the Property:

          Parcel 1:
          Lot 1, Block 1, Citadel Station Filing No. 1, according to the
          recorded plat thereof, County of Douglas, State of Colorado; and

          Parcel 2:
          Lot 2, Block 1, Citadel Station Filing No. 1, according to the
          recorded plat thereof, County of Douglas, State of Colorado.

                                       18<PAGE>

                                                                   EXHIBIT 10.10

                     AMENDED AND RESTATED SUBLEASE AGREEMENT

     THIS AMENDED AND RESTATED SUBLEASE AGREEMENT (this "Agreement") is made and
entered into this 29th day of April, 1999, by and between EMPAK, INC., a
Minnesota corporation (the "Sublessor"), and EMPLAST, INC., a Minnesota
corporation (the "Sublessee").

     1) Master Lease. The Sublessor is the lessee pursuant to a lease dated
April 21, 1989 (the "Lease"); as amended by a lease addendum dated May 4, 1989
(the "Lease Addendum"); and an undated second lease addendum (the "Second Lease
Addendum"); wherein County 17, Chanhassen Partnership (the "Lessor") leased to
the Sublessor the premises as described in the Lease, which is commonly
described as: 950 Lake Drive, Chanhassen, Minnesota 55317 (the "Master
Premises"). The Lease, the Lease Addendum and the Second Lease Addendum are
collectively referred to as the "Master Lease."

     This Agreement supersedes, as of June 1, 1999, that certain Sublease
Agreement dated April 27, 1998, by and between the Sublessor and the Sublessee.

     2) Description of the Leased Premises. The Sublessor, for and in
consideration of the rents hereinafter provided and the covenants and agreements
hereinafter contained, hereby subleases to the Sublessee the entire Master
Premises, as more fully described on Exhibit A attached hereto (the "Leased
Premises").

     3) Term. The term of this Agreement (the "Term" ) shall be deemed to
commence on June 1, 1999 (the "Commencement Date") and shall continue for a
period ending on November 30, 2004.

     4) Rent. For the first year of the Term, i.e., June 1, 1999 through May 31,
2000, the Sublessee shall pay annual rent of $550,000 to the Sublessor. Such
annual rent shall be paid in equal monthly installments. One each anniversary of
the Commencement Date, the annual rent to be paid by the Sublessee to the
Sublessor shall increase by $50,000; provided, however, in no event shall the
Sublessee pay the Sublessor, as the annual rent hereunder, an amount which
exceeds those amounts payable by the Sublessor as "Base Rent" and/or "Additional
Rent" under the Master Lease during such annual period.

     5) Use of the Leased Premises. The Sublessee shall use the Leased Premises
in a manner consistent with that contemplated by the Master Lease. The Sublessor
shall be entitled to use portions of the Leased Premises on the following
conditions: (i) it receives the prior written approval of the Sublessee (which
approval may be withheld, or revoked at any time, at the Sublessee's
discretion); and (ii) that such use does not interfere with the Sublessee's use
of the Leased Premises.

     6) Assignment and Subletting. The Sublessee shall not assign this Agreement
or sublet all or a portion of the Leased Premises without the prior written
consent of the Sublessor and the Lessor under
<PAGE>

the Master Lease. No such sublease or assignment shall release the Sublessee
from liability for performance of each of the covenants and conditions contained
in this Agreement including, but not limited to, the payment of rent for the
remaining portion of the Term. The Sublessor's right to assign the Master Lease
is, and shall remain, absolute and unqualified.

     7) Compliance with Laws. The Sublessee agrees to comply with all laws,
ordinances, rules and regulations relative to the use and occupancy of the
Leased Premises and shall follow and any all lawful orders, rules and
regulations of proper health officers and fire officials and any other officials
of state or local government charged with the supervision or monitoring of the
use or operation of the Leased Premises. The Sublessor agrees to comply with all
laws, ordinances, rules and regulations relative to the use and occupancy of the
Master Premises.

     8) Alterations and Repairs by the Sublessee. The Sublessee may, at its
expense, make such alterations and repairs to the Leased Premises as may be
required for the purposes of its business; provided, however, that the Sublessee
may not alter, improve or remodel the Leased Premises without the prior written
consent of the Sublessor and the Lessor under the Master Lease and further
provided that any alterations shall promptly be restored by the Sublessee to
their condition at the beginning of this Agreement at the expense of the
Sublessee, unless the Sublessee has obtained the prior written approval of the
Lessor under the Master Lease, in which case the Sublessee shall not be required
to so restore the Leased Premises. The Sublessee agrees to keep the Leased
Premises free and clear of any claims of liens of any persons who, at the
direction of the Sublessee, furnishes labor and material to and for the benefit
of the Leased Premises or the Sublessee, and shall provide, upon request,
appropriate evidence of compliance with the terms of this Section 8, including
lien waivers if requested.

     9) The Sublessee's Fight to Remove Fixtures. The Sublessee shall have the
right to remove from the Leased Premises, at the termination of this Agreement,
all machinery, apparatus and equipment attached to the Leased Premises. The
Sublessee shall restore and repair any damage to the Leased Premises caused by
the removal of such machinery, apparatus and equipment.

     10) Condition of the Leased Premises. The Sublessee has examined and knows
the condition of the Leased Premises and receives and accepts the same in
"as-is" condition.

     11) Structural Repairs. During the Term of this Agreement, the Sublessor
shall be responsible for the repair and maintenance of the structure housing the
Leased Premises and the basic utility and mechanical systems servicing the
Leased Premises and shall keep such structure and utilities in good working
order and condition during the Term of this Agreement.

     12) Maintenance and Repair of the Leased Premises. The Sublessee shall be
responsible, except as otherwise provided herein, for all cleaning and
maintenance to the interior of the Leased Premises and shall keep the Leased
Premises in good order and condition during the Term of this Agreement, ordinary
wear and tear excepted. The Sublessee shall also be responsible for maintaining,
repairing and

                                      -2-
<PAGE>

replacing those components of the utility and mechanical systems
which exclusively serve the Leased Premises. By way of example (and not
limitation), the Sublessee shall maintain, repair and replace light fixtures,
light bulbs, electrical outlets and circuits which exclusively serve the Leased
Premises, drains, sinks and other plumbing fixtures which exclusively serve the
Leased Premises, and ducts, vents, grills and other portions of the heating,
ventilation and air conditioning delivery system that exclusively serve the
Leased Premises.

     13) Common Areas. All areas necessary for access to and maintenance of
common utilities or utilities servicing one portion of the Master Premises or
another shall be accessible to both parties to insure the operation of their
respective businesses. Access shall be granted in cases of emergency and in all
other cases upon reasonable notice.

     14) Signs. The Sublessee shall be permitted to display such signs (which
shall remain the property of the Sublessee) as may be approved by the Sublessor
outside the Leased Premises which comply with all local rules relating to such
sips and the Master Lease.

     15) Indemnification by the Sublessee. The Sublessee agrees to indemnify and
save the Sublessor harmless from and against any and all claims arising from any
act, omission or negligence of the Sublessee or its contractors, licensees,
agent, servants or employees, or arising from any accident, injury or damage
whatsoever caused to any person or property occurring in, on or about the Leased
Premises or any part thereof (except where such accident, injury or damage was
in any manner attributable to the acts or omissions of the Sublessor, its
contractors, licensees, agents, servants, invitees or employees) and from and
against all costs, expenses and liabilities incurred in or in connection with
any such claim or proceeding brought thereon.

     16) Indemnification by the Sublessor. The Sublessor agrees to indemnify and
save the Sublessee harmless from and against any and all claims arising from any
act, omission or negligence of the Sublessor or its contractors, licensees,
agents, servants or employees, or arising from any accident, injury or damage
whatsoever caused to any person or property occurring in, on or about any
portion of the Master Premises, other than the Leased Premises (except where
such accident, injury or damage was in any manner attributable to the acts or
omissions of the Sublessee, its contractors, licensees, agents, servants,
invitees or employees) and from and against all costs, expenses and liabilities
incurred in or in connection with any such claim or proceeding brought thereon.

     17) Default. This Agreement is made upon the express condition that if: (a)
a default occurs in any of the Sublessee's covenants and agreements herein
contained and such default continues for five (5) days in the case of a default
in the payment of any rent herein provided, or for thirty (30) days after
written notice of a default has been given to the Sublessee in the case of any
other default; or (b) if this Agreement, by act of the Sublessee or by operation
of law or otherwise, devolves or passes to any party other than the Sublessee,
except with the written consent of the Sublessor and the Lessor under the Master
Lease, then in any such event the Sublessor may elect, without notice, to
terminate this Agreement and

                                      -3-
<PAGE>

declare the Term ended, to reenter the Leased Premises thereof, either with or
without process of law, to expel and remove the Sublessee or any person or
persons occupying the Leased Premises, using such force as may be necessary to
do so, and again to repossess and enjoy the Leased Premises without prejudice to
any remedies which might otherwise be used for arrears or for future accruing
rent or other breach or covenants. Such expulsion or removal, whether by direct
act of the Sublessor or through the legal proceedings, shall not affect the
liability of the Sublessee for the past due rent or future rent to accrue under
this Agreement. In any of such events, the Sublessor is hereby authorized to
relet the Leased Premises in whole or part upon such terms as the Sublessor may
deem best and to that end is hereby authorized, at the Sublessor's option and at
the expense of the Sublessee, to clean and repair (to the extent the Sublessee
would be responsible for such repairs hereunder) the Leased Premises and, after
paying the reasonable expenses of so doing and the costs and expenses of
reletting, to apply the net proceeds thereof upon the rent and other charges
herein reserved, the Sublessee hereby agreeing to pay any deficiency that may
arise.

     In the event of the filing of any petition with respect to the Sublessee
under the United States Bankruptcy Code or under any laws relating to insolvency
or settlement procedures with creditors, or the adjudication of the Sublessee as
a bankrupt or insolvent, or the appointment of a receiver for the Sublessee by
any court having jurisdiction or the making by the Sublessee of any general
assignment for the benefit of creditors, this Agreement shall, at the
Sublessor's option, be terminated without requirement of any prior entry or
other action by the Sublessor, except that such termination shall become
effective only at the expiration of ten (10) days after the Sublessor has given
the Sublessee written notice of such election, such notice to be given within
thirty (30) days after the Sublessor has acquired knowledge of the occurrence of
any such event. Despite any such termination, however, the Sublessor shall be
entitled to recover the rent reserved in this Agreement for the remainder of the
Term.

     The Sublessee agrees to pay and discharge all reasonable costs, attorneys'
fees and expenses that may be incurred by the Sublessor in the event of a breach
hereof by the Sublessee or in the event it becomes necessary for such other
party to enforce the provisions of this Agreement. The Sublessor agrees to pay
and discharge all reasonable costs, attorneys' fees and expenses that may be
incurred by the Sublessee in the event of a breach hereof by the Sublessor or in
the event it becomes necessary for the Sublessee to enforce the provisions of
this Agreement.

     A waiver of default or breach of the covenants, terms and conditions of
this Agreement by either party hereto shall not be deemed a waiver of any
subsequent default or breach.

     18) Occupancy After the Expiration of the Term. If the Sublessee continues
to occupy the Leased Premises after the last day of the Tenn or after the last
day of any extension of the Term, and the Sublessor elects to accept rent
thereafter, a tenancy from month-to-month only shall be created and not for any
longer period; provided, however, in the event that the Sublessee continues to
occupy the Leased Premises after the expiration of the Master Lease, it shall be
responsible for all costs and expenses incurred by the Sublessor to the Lessor
as set forth in the Master Lease.

                                      -4-
<PAGE>

     19) Condemnation. In the event of the condemnation of the Master Premises
for public use, each of the parties hereto shall have and retain their separate
and independent rights for loss, costs and damages against the condemning
authority. In the event of such condemnation of all or substantially all of the
Leased Premises, or so much of the improved portion thereof as to render the
balance thereof impractical for the use of the Sublessee, as the Sublessee in
the exercise of sound business judgment shall determine, this Agreement shall
terminate thirty (30) days after the Sublessee so notifies the Sublessor. In the
event less than all or substantially all of the Leased Premises is condemned,
and the balance remaining may practically be devoted to the use of the
Sublessee, as the Sublessee in the exercise of sound business judgment shall
determine, this Agreement shall not terminate, but rental shall thereafter be
reduced to the extent that the use of the facilities are impaired by such
taking.

     20) Waiver. The failure of the Sublessor to insist upon a strict
performance of any of the terms, conditions and covenant herein shall not be
deemed a waiver of any rights or remedies that the Sublessor may have and shall
not be deemed a waiver of any subsequent breach of default in the terms,
conditions and covenants herein contained.

     21) Notices.

          (a) All notices to the Sublessee shall be sent by United States
     certified mail, return receipt requested, addressed to the Sublessee at 950
     Lake Drive, Chanhassen, Minnesota 55317, or such other address as the
     Sublessee shall hereafter designate in writing to the Sublessor.

          (b) All notices to the Sublessor shall be sent by United States
     certified mail, return receipt requested, addressed to the Sublessor at
     4405 ArrowsWest Drive, Colorado Springs, Colorado 80907, or at such other
     address as the Sublessor shall hereafter designate in writing to the
     Sublessee. Rent shall be paid at this address.

          (c) All notices shall be deemed to have, been given when deposited in
     the United States Mail in sealed envelopes with postage prepaid thereon.

     22) Subordination. This Agreement shall be subordinate to any mortgages
that may now exist or that may hereafter be placed upon the Master Premises and
to any and al) advances made thereunder and to the interest on the indebtedness
evidenced by such mortgages, and all renewals, replacements and extensions
thereof. Upon receipt of a request from the Lessor under the Master Lease, the
Sublessee shall promptly execute and deliver to the Lessor under the Master
Lease or to any proposed holder of a mortgage or to any proposed purchaser of
the Leased Premises, a certificate certifying that this Agreement is in full
force and effect and that there are no offsets against rent nor defenses to the
Sublessee's performance under this Sublease Agreement, or setting forth any such
offsets or defenses claimed by the Sublessee, as the case may be.

                                      -5-
<PAGE>

     23) Persons Bound. The terms, covenants and conditions hereof shall bind
the parties hereto and their respective heirs, executors, administrators,
representatives, successors and assigns.

     24) Other Provisions. All applicable terms and conditions of the Master
Lease are incorporated into and made a part of this Agreement as if the
Sublessor were the Lessor thereunder, the Sublessee were the Lessee thereunder,
and the Leased Premises were the Master Premises thereunder. The Sublessee
assumes and agrees to perform the Lessee's obligations under the Master Lease
during the Term to the extent that such obligations are applicable to the Leased
Premises, except that the obligation to pay rent to the Lessor under the Master
Lease shall be considered performed by Sublessee to the extent and in the amount
rent is paid to the Sublessor in accordance with this Agreement. The Sublessee
shall not commit or suffer any act or omission that will violate any of the
provisions of the Master Lease. The Sublessor shall exercise due diligence in
attempting to cause the Lessor to perform its obligations under the Master Lease
for the benefit of the Sublessee. If the Master Lease terminates, this Agreement
shall terminate and the parties shall be relieved of any further liability or
obligation under this Agreement; provided, however, that if the Master Lease
terminates as of a result of a default or breach of the Sublessor or the
Sublessee under this Agreement and/or the Master Lease, then the defaulting
party shall be liable to the non-defaulting party of the damages suffered as a
result of such termination. Notwithstanding the foregoing, to the extent that
the Master Lease gives the Sublessor any right to terminate the Master Lease in
the event of the partial or total damage, destruction or condemnation of the
Master Premises, then the exercise of such right by the Sublessor shall not
constitute a default or breach hereunder.

     IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be
signed the day and year first above written.

                                       THE SUBLESSOR:

                                       Empak, Inc.

Dated:                 , 1999          By:  /s/ illegible
     ------------------                    --------------------------------
                                             Its:

                                       THE SUBLESSEE:

                                       Emplast, Inc.

Dated:  4/29           , 1999          By:  /s/ illegible
     ------------------                    --------------------------------
                                             Its: CEO

                                      -6-
<PAGE>

                    Consent to this Agreement by the Lessor:

     The undersigned, the Lessor under the Master Lease, hereby consents to this
Agreement without waiver of any restriction contained in the Master Lease
concerning further assignment or subletting. The Lessor certifies that, as of
the date of the Lessor's execution hereof, the Sublessor is not in default or
breach of any of the provisions of the Master Lease, and that the Master Lease
has not been amended or modified except as expressly set forth in this
Agreement.

                                       COUNTY 17, CHANHASSEN PARTNERSHIP

                                       By:
                                           -------------------------------------
                                           Its: Partner

This instrument Was Drafted By:

Robert E. Boyle & Associates, P.A.
145 Paramount Plaza III
7831 Glenroy Road
Bloomington, Minnesota 55439

                                      -7-

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00006-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00006-of-00352.parquet"}]]