Document:

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                                                                   EXHIBIT 10.15

                                  OFFICE LEASE

         LEASE made this 20th day October, 1997 by and between Churoad
Associates, L.P.(hereinafter called "LANDLORD"), and DATAMATIX a Pennsylvania
Corporation (hereinafter called "TENANT").

                                WITNESSETH, THAT:

         1. DEMISED PREMISES. Landlord, for the term and subject to the
provisions and conditions hereof, leases to Tenant and Tenant accepts from
Landlord, the space consisting of 9,390 rentable square feet of office space on
the FIRST AND GROUND FLOORS floor known as Suite, AND 131 SQUARE FEET OF STORAGE
SPACE ON THE GROUND FLOOR (hereinafter referred to as the "DEMISED PREMISES") of
the building known as 215 WEST CHURCH ROAD located in KING OF PRUSSIA,
PENNSYLVANIA (hereinafter referred to as the "BUILDING"), and more particularly
described by the cross-hatched area on the floor plans annexed herein as Exhibit
"A", to be used by Tenant for the purpose of ADMINISTRATIVE AND SALES OFFICES
and for no other purpose. The size of the Demised Premises is based on a
building factor of 15%. Within six (6) months after Tenant's occupancy of the
Demised Premises, Landlord at Landlord's sole discretion, shall have an
architect measure the Building to determine the accurate size of the Demised
Premises and the actual building factor (Rentable vs. Usable). In the event the
size of the Demised Premises increases or decreases Landlord and Tenant will
execute an amendment to this Lease adjusting the size, Tenant's Fraction and
Rent Rider. Notwithstanding the foregoing the Tenant shall not be required to
recognize a building factor which is greater than twenty percent (20%) or less
than fifteen percent (15%).

         2. TERM. Tenant shall use and occupy the Demised Premises for a term of
FIVE (5) years and ZERO (0) months, commencing on the FIRST day of JANUARY, 1998
and ending on the THIRTIETH day of DECEMBER, 2004 unless sooner terminated as
herein provided.

         3. MINIMUM RENT.

                  (a) See Rent Rider attached. The first installment to be
payable on the execution of this Lease and subsequent installments to be payable
on the first day of each successive month of term hereof following the first
month of such terms.

                  (b) If the term of this Lease begins on a day other than the
first day of a month, rent from such day until the first day of the following
month shall be prorated at the rate of one-thirtieth of the fixed monthly rental
for each day of the first full calendar month of the term hereof (and, in such
event, the installment of rent paid at execution hereof shall be applied to the
rent due for the first full calendar month of the term hereof).

                  (c) All rent and other sums due to Landlord hereunder shall be
payable to CHUROAD ASSOCIATES, L.P. and mailed to the office of Landlord at
EQUIVEST MANAGEMENT COMPANY, P.O. BOX 13700, PHILADELPHIA, PENNSYLVANIA,
19191-1062, or to such other party or at

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such other address as Landlord may designate, from time to time, by written
notice to Tenant, without demand and without deduction, set-off or counterclaim
(except to the extent demand or notice shall be expressly provided for herein).

                  (d) If Landlord, at any time or times, shall accept said rent
or any other sum due to it hereunder after the same, shall become due and
payable such acceptance shall not excuse delay upon subsequent occasions, or
constitute or be construed as, a waiver of any of Landlord's rights hereunder.

         4. ESCALATION IN TAXES, OPERATING COSTS, COSTS OF LIVING: COST OF
ELECTRICITY.

(A) DEFINITIONS. As used in this Section 4, the following terms shall be defined
as hereinafter set forth.

                  (i) "TAXES" shall mean all real estate taxes and assessments,
general and special, ordinary or extraordinary, foreseen or unforeseen, imposed
upon the Building or with respect to the ownership thereof and the parcel of
land appurtenant thereto. If, due to a future change in the method of taxation,
any franchise, income, profit or other tax, however designated, shall be levied
or imposed in substitution in whole or in part, for (or in lieu of) any tax
which would otherwise be included within the defined herein.

                  (ii) "BASE YEAR OPERATING EXPENSES" shall be $4.00 per square
foot.

                  (iii) "TENANT'S FRACTION" shall be a fraction, the numerator
of which is the Demised Rentable Square Feet and the denominator of which is the
Rentable Square Feet in the Building.
9,390/58,023

                  (iv) (a) "OPERATING EXPENSES" shall mean except as hereinafter
limited, Landlord's reasonable and actual out-of-pocket expenses in respect of
the operation, maintenance and management of the Building (after deducting any
reimbursement, discount, credit, reduction or other allowance received by
Landlord) and shall include, without limitation: (1) wages and salaries (and
taxes imposed upon employers with respect to such employed by Landlord for
rendering service in the normal operation, cleaning, maintenance, and repair of
the Building; (2) contract costs of contractors hired for the operation,
maintenance and repair of the Building; (3) the cost of steam, electricity,
water and sewer and other utilities (except for electricity, which is separately
charged by Landlord as herein provided) chargeable to the operation and
maintenance of the Building; (4) cost of insurance for the Building including
fire and extended coverage, elevator, boiler, sprinkler leakage, water damage,
public liability and property damage, plate glass, and rent protection, but
excluding any charge for increased premiums due to acts or omissions of other
occupants of the Building or because of extra risk by such other occupants; (5)
supplies; and (6) legal and accounting

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expenses; (7) Taxes (8) management expense. Landlord agrees to prohibit the
increase of items (4), (5), (6) and (8) of this section by more than ten percent
(10%) from year to year.

The term "OPERATING EXPENSES" shall not include: (1) the cost of redecorating or
repairing not provided on a regular basis to tenants of the Building; (2) the
cost of any repair or replacement item which, by standard accounting practice,
should be capitalized; (3) any charge for depreciation, interest or rents paid
or incurred by Landlord; (4) any charge for Landlord's income tax, excess profit
taxes, franchise taxes or similar taxes on Landlord's business; (5) commissions.

                           (b) In determining Operating Expenses for any year,
if less than ninety-five percent (95%) of the Building rentable area shall have
been occupied by tenants at any time during such year, Operating Expenses shall
be deemed for such year to be an amount equal to the like expenses which
Landlord reasonably determines would normally be incurred had such occupancy
been ninety-five percent (95%) throughout such year.

                           (c) If, after the Base Year for Operating Expenses,
Landlord shall eliminate any component of Operating Expenses, as a result of the
introduction of a labor saving device or other capital improvement, the
corresponding item of Operating Expenses shall be deducted from the Operating
Expenses expended by Landlord in said Base Year for purposes of calculating
Tenant's Proportionate Share of any increased Operating Expenses.

                  (v) "DEMISED RENTABLE SQUARE FEET" shall mean 9,390 square
feet.

                  (vi) "RENTABLE SQUARE FEET IN THE BUILDING" shall mean 58,023
square feet.

(B) ESCALATION OF OPERATING EXPENSES.

                  (i) For and with respect to each calendar year of the term of
this Lease (and any renewals or extensions thereof) subsequent to the Base Year
for Operating Expenses, there shall accrue, as additional rent, an amount equal
to the product obtained by multiplying the Tenant's Fraction by the amount of
the increase, if any, of Operating Expenses for such year over the Base Year
Operating Expenses (appropriately prorated for any partial calendar year
inducted within the beginning and of the term).

                  (ii) Landlord shall furnish to Tenant as soon as reasonably
possible after the beginning of each calendar year of the term hereof subsequent
to the Base Year for Operating Expenses;

                           (a) A statement (the "EXPENSE STATEMENT") setting
forth (1) Operating Expenses for the previous calendar year, and (2) Tenant's
Fraction of the Operating Expenses for the previous calendar year, and

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                           (b) A statement of Landlord's good faith estimate of
Operating Expenses, and the amount of Tenant's Fraction thereof (the "ESTIMATED
SHARE"), for the current calendar year.

                  (iii) Beginning with the next installment of minimum rent due
after delivery of the foregoing statements to Tenant, Tenant shall pay to
Landlord, on account of its share of Operating Expenses (or Landlord shall pay
to Tenant, if the following quantity is negative):

                           (a) One-twelfth of the Estimated Share multiplied by
the number of full or partial calendar months elapsed during the current
calendar year up to and including the month payment is made, plus any amounts
due from Tenant to Landlord on account of Operating Expenses for prior periods
of time, less:

                           (b) The amount, if any, by which the aggregate of
payments made by Tenant on account of Operating Expenses for the previous
calendar year exceed those actually due as specified in the Expense Statement.

                  (iv) On the first day of each succeeding month up to the time
Tenant shall receive a new Expense Statement and statement of Tenant's Estimated
Share, Tenant shall pay to Landlord, on account of its share of Operating
Expenses, one-twelfth of the then current Estimated Share. Any payment due from
Tenant to Landlord, or any refund due from Landlord to Tenant, on account of
Operating Expenses not yet determined as of the expiration of the term hereof
shall be made within twenty (20) days after submission to Tenant of the next
Expense Statement.

         5. UTILITIES SEPARATELY CHARGED TO DEMISED PREMISES. Tenant shall be
responsible for all utilities (including gas and electric) which are consumed
within the Demised Premises. If a separate meter is installed, Tenant shall pay
for the consumption of such utilities based on its metered usage. If no meter is
installed, Tenant shall pay a pro-rata share of any utility charges covering the
Demised Premises and other areas of the Building which pro-rata share shall be
based on the percentage which the Demised Rentable Square Feet bears to the
square footage of the areas of the Building serviced by such utility. Tenant
shall pay utility bills within fifteen (15) days after the receipt and
non-payment or late payment of such bills shall be considered a default under
this Lease.

         6. SECURITY DEPOSIT. As additional security for the full and prompt
performance by Tenant of the terms and covenants of this Lease, Tenant has
deposited with the Landlord the sum of THIRTEEN THOUSAND ONE HUNDRED THIRTY
EIGHT DOLLARS AND THIRTY SEVEN CENTS ($13,138.37) which shall not constitute
rent for any month (unless so applied by Landlord on account of Tenant's
default). Tenant shall, upon demand, restore any portion of said security
deposit, which may be applied by Landlord to the cure of any default by Tenant
hereunder. To the extent that Landlord has not applied said sum on account of a
default, the security deposit shall be returned (without interest) to Tenant
promptly at termination of this Lease.

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         7. SERVICES. Landlord agrees that it shall:

                  (a) Provide passenger elevator service to the Demised Premises
during all days with one (1) elevator subject to call at all other times. Tenant
and its employees and agents shall have access to the Demised Premises at all
times, subject to compliance with such security measures as shall be in effect
for the Building.

                  (b) Provide water for drinking, lavatory and toilet purposes
drawn through fixtures installed by Landlord; and

                  (c) Furnish the Demised Premises with electric for heating,
hot and chilled water and air-conditioning. Tenant shall not install or operate
in the Demised Premises any electrically operated equipment or other machinery,
other than typewriters, adding machine and other machinery and equipment
normally used in modem offices, or any plumbing fixtures, without first
obtaining the prior written consent of the Landlord. Landlord may condition such
consent upon the payment by Tenant of additional rent as compensation for the
additional consumption of water and/or electricity occasioned by the operation
of said equipment, fixtures, or machinery.

Tenant, at Tenant's sole expense, shall be responsible for the installation,
maintenance, and use of any equipment of any kind or nature whatsoever which
would or might necessitate any changes, replacements, or additions to the water
system, plumbing system, heating system, air-conditioning system, or the
electrical system servicing the Demised Premises or any other portion of the
Building without the prior written consent of the Landlord, and in the event
such consent is granted, such replacement, changes or additions shall be paid
for by Tenant. It is understood that Landlord does not warrant that any of the
services referred to in this Section 7 will be free from interruption from
causes beyond the reasonable control of Landlord. No interruption of service
shall ever be deemed an eviction or disturbance of Tenant's use and possession
of the Demised Premises or any part thereof or render Landlord liable to Tenant
for damages by abatement or rent or otherwise relieve Tenant from performance of
Tenant's obligations under this Lease, unless Landlord, after reasonable notice,
shall willfully and without cause fail or refuse to take action within its
control.

         8. CARE OF DEMISED PREMISES. Tenant agrees, on behalf of itself, its
employees and agents that it shall:

                  (a) Comply at all times with any and all federal, state and
local statutes, regulations, ordinances, and other requirements of any of the
constituted public authorities relating to its use and occupancy of the Demised
Premises.

                  (b) Give Landlord access to the Demised Premises at all
reasonable times, without charge or diminution of rent, to enable Landlord (i)
to examine the same and to make such repairs, additions and alterations as
Landlord may be permitted to make hereunder or as Landlord may deem advisable
for the preservation of the integrity, safety and good order of the Building or
any part

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thereof; and (ii) upon reasonable notice, to show the Demised Premises to
prospective mortgagees and purchasers and, during the six (6) months prior to
expiration of the term, to prospective tenants;

                  (c) Keep the Demised Premises in good order and condition and
replace all glass broken by Tenant, its agents, employees or invitees with glass
of the same quality as that broken, except for glass broken by fire and extended
coverage type risks, and commit no waste in the Demised Premises;

                  (d) Upon the termination of this Lease in any manner
whatsoever, remove Tenant's goods, effects and those of any other person
claiming under Tenant, and quit and deliver up the Demised Premises to Landlord
peaceably and quietly in as good order and condition at the inception of the
term of this Lease or as the same hereafter may be improved by Landlord or
Tenant, reasonable use and wear thereof, damage from fire and extended coverage
type risks, and repairs which are Landlord's obligation excepted. Goods and
effects not removed by Tenant at the termination of this Lease, however
terminated, shall be considered abandoned and Landlord may dispose of and/or
store the same as it deems expedient, the cost thereof to be charged to Tenant;

                  (e) Not place signs on the Demised Premises except on doors
and then only of a type and with lettering and text approved by Landlord.
Identification of Tenant and Tenant's location shall be provided in a directory
in the Building Lobby;

                  (f) Not overload, damage or deface the Demised Premises or do
any act which might make void or voidable any insurance on the Demised Premises
or the Building or which may render an increased or extra premium payable for
insurance (and without prejudice to any right or remedy of Landlord regarding
this subparagraph, Landlord shall have the right to collect from Tenant, upon
demand, any such increase or extra premium). Tenant shall maintain at its own
sole cost adequate insurance coverage for all of its equipment, furniture,
supplies and fixtures and provide Landlord with certificates evidencing such
coverage;

                  (g) Not make any alteration of or addition to the Demised
Premises without the prior written approval of Landlord (except for work of a
decorative nature);

                  (h) Not install or authorize the installation of any coin
operated vending machine, except for the dispensing of cigarettes, coffee, and
similar items to the employees of Tenant for consumption upon the Demised
Premises; and

                  (i) Observe the rules and regulations annexed hereto as
Exhibit "C", as Landlord may from time to time amend the same for the general
safety, comfort and convenience of Landlord, occupants and tenants of the
Building.

         9. SUBLETTING AND ASSIGNING. Tenant shall not assign this Lease or
sublet all or any portion of the Demised Premises without first obtaining
Landlord's prior written consent thereto which shall not be unreasonably
withheld or delayed. If such consent is given, it will not

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release Tenant from its obligations hereunder and which will not be deemed a
consent to any further subletting or assignment. If Landlord consents to any
such subletting or assignment, it shall nevertheless be a condition to the
effectiveness thereof that a fully executed copy of the sublease or assignment
be furnished to Landlord and that any assignee assume in writing all obligations
of Tenant hereunder, Tenant shall not mortgage or encumber this Lease.

         10. DELAY IN POSSESSION. If Landlord shall be unable to deliver
possession of Demised Premises to Tenant on the date specified for commencement
of the term hereof because of the holding over or retention of possession of any
tenant or occupant, or if repairs, improvements or decoration of the Demised
Premises are not completed, or for any other reason, Landlord shall not be
subject to any liability to Tenant. Under such circumstances, the rent reserved
and covenanted to be paid herein shall not commence until possession of Demised
Premises is given or until Landlord shall give written notice to Tenant that the
Demised Premises are available for occupancy by Tenant, whichever shall first
occur, and no such failure to give possession shall in any other respect affect
the validity of this Lease or any obligation to extend the term of this Lease.

         11. FIRE OR CASUALTY. In case of damage to the Demised Premises or the
Building by fire or other casualty, Tenant shall give immediate notice thereof
to Landlord. Landlord shall thereupon cause the damage to be repaired with
reasonable speed, subject to delays, which may arise by reason of adjustment of
loss under insurance policies and for delays beyond the reasonable control of
Landlord. To the extent and for the time that the Demised Premises are thereby
rendered untenantable, the rent shall proportionately abate.

In the event the damage shall be so extensive that Landlord shall decide not to
repair or rebuild, or if any mortgagee, having the right to do so shall direct
that the insurance proceeds are to be applied to reduce the mortgage debt rather
than to the repair of such damage, this Lease shall, at the option of Landlord,
exercisable by written notice to Tenant given within thirty (30) days after
Landlord is notified of the casualty, be terminated as of a date specified in
such notice (which shall not be more than ninety (90) days thereafter), and the
rent (taking into account any abatement as aforesaid) shall be adjusted to the
termination date. Thereafter, Tenant shall promptly vacate the Demised Premises.

         12. LIABILITY. Tenant agrees that Landlord and its building manager and
their officers, employees and agents shall not be liable to Tenant, and Tenant
hereby releases said parties, for any personal injury or damage to or loss of
personal property in the Demised Premises from any cause whatsoever unless such
damage, loss or injury is the result of the willful and gross negligence of
Landlord, its building manager, or their officers, employees or agents, and
Landlord and its building manager and their officers or employees shall not be
liable to Tenant for any such damage or loss whether or not the result of their
willful and gross negligence to the extent Tenant is compensated therefor by
Tenant's insurance. Tenant shall and does hereby indemnify and hold Landlord
harmless of and from all loss or liability incurred by Landlord in connection
with any failure of Tenant to fully perform its obligations under this Lease and
in connection with any personal injury or damage of any type or nature occurring
in or resulting out of Tenant's use of the Demised Premises, unless due to
Landlord's fault.

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         13. EMINENT DOMAIN. If the whole or a substantial part of the Building
shall be taken or condemned for a public or quasi-public use under a statute or
by right of eminent domain or private purchase in lieu thereof by any competent
authority, Tenant shall have no claim against Landlord and shall not have any
claim or right to any portion of the amount that may be awarded as damages or
paid as a result of any such condemnation or purchase; and all right of the
Tenant to damages therefore are hereby assigned by Tenant to Landlord. The
foregoing shall not, however, deprive Tenant of any separate award for moving
expenses or for any other award which would not reduce the award payable to
Landlord. Upon the date the right to possession shall vest in the condemning
authority, this Lease shall cease and terminate with rent adjusted to such date,
and Tenant shall have no claim against Landlord for the value of any unexplored
term of this Lease.

         14. INSOLVENCY.

                  (a) The appointment of a receiver or trustee to take
possession of all or a portion of the assets of Tenant, or (b) an assignment by
Tenant for the benefit of creditors, or (c) the institution by or against Tenant
of any proceedings for bankruptcy or reorganization under any state or federal
law (unless in the case of involuntary proceedings, the same shall be dismissed
within forty five (45) days after institution), or (d) any execution issued
against Tenant which is not stayed or discharged within thirty (30) days after
issuance of any execution sale of the assets of Tenant, shall constitute a
breach of this Lease by Tenant. Landlord in the event of such a breach, shall
have, without need of further notice, the rights enumerated in Section 15
herein.

         15. DEFAULT.

                  (a) If Tenant shall fail to pay rent or any other sum payable
to Landlord hereunder when due, or if Tenant shall fail to perform or observe
any of the other covenants, terms or conditions contained in this Lease within
twenty (20) days (or such longer period as is reasonably required to correct any
such default, provided Tenant promptly commences and diligently continues to
effectuate a cure), but in any event within sixty (60) days after written notice
thereof by Landlord, or if any of the events specified in Section 14 occur, or
if Tenant abandons the Demised Premises and ceases to pay rent during the term
hereof or removes or manifests an intention to remove any of Tenant's goods or
property therefrom other than in the ordinary and usual course of Tenant's
business, then and in any of said cases (notwithstanding any former breach of
covenant or waiver thereof in a former instance), Landlord, in addition to all
other rights and remedies available to it by law or equity or by any other
provisions hereof, may at any time thereafter:

                           (i) upon three (3) days notice to Tenant, declare to
be immediately due and payable, the rent and other charges herein reserved for
the balance of the term of this Lease (taken without regard to any early
termination of said term on account of default), a sum equal to the Accelerated
Rent Component (as hereinafter defined), and Tenant shall remain liable to
Landlord as hereinafter provided; and/or

                           (ii) whether or not Landlord has elected to recover
the Accelerated

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Rent Component, terminate this Lease on at least five (5) days notice to Tenant
and, on the date specified in said notice, this Lease and the term hereby
demised and all rights of Tenant hereunder shall expire and terminate and Tenant
shall thereupon quit and surrender possession of the Demised Premises to
Landlord in the condition elsewhere herein required and Tenant shall remain
liable to Landlord as hereinafter provided.

                  (b) For purposes herein, the Accelerated Rent Component shall
mean the aggregate of:

                           (i) all rent and other charges, payments, costs and
expenses due from Tenant to Landlord and in areas at the time of the election of
Landlord to recover the Accelerated Rent Component;

                           (ii) the minimum rent reserved for the then entire
unexpired balance of the term of this Lease (taken without regard to any early
termination of the term by virtue of any default), plus all other charges,
payments, costs and expenses herein agreed to be paid by Tenant up to the end of
said term which shall be capable of precise determination at the time of
Landlord's election to recover the Accelerated Rent Component; and

                           (iii) Landlord's good faith estimate of all charges,
payments, costs and expenses herein agreed to be paid by Tenant up to the end of
said term which shall not be capable to precise determination as aforesaid (and
for such purposes no estimate of any component of the additional rent to accrue
pursuant to the provisions of Section 4 hereof shall be less than the amount
which would be due if each such component continued at the highest monthly rate
or amount in effect during the twelve (12) months immediately preceding the
default).

                  (c) In any case in which this Lease shall have been
terminated, or in any case in which Landlord shall have elected to recover the
Accelerated Rent Component and any portion of such sum shall remain unpaid,
Landlord may without further notice, enter upon and repossess the Demised
Premises, by force, summary proceedings, ejectment or otherwise, and may
dispossess Tenant and remove Tenant and all other persons and property from the
Demised Premises and may have, hold and enjoy the Demised Premises and the rents
and profits therefrom. Landlord may, in its own name, as agent for Tenant, if
this Lease has not been terminated, or in its own behalf, if this Lease has been
terminated, relet the Demised Premises or any part thereof for such term or
terms (which may be greater or less than the period which would otherwise have
constituted the balance of the term of this Lease) and on such terms (which may
include concessions of free rent) as Landlord in its sole discretion may
determine. Landlord may, in connection with any such reletting, cause the
Demised Premises to be decorated, altered, divided, consolidated with other
space or otherwise changed or prepared for resetting. No reletting shall be
deemed a surrender and acceptance of the Demised Premises.

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                  (d) Tenant shall, with respect to all periods of time up to
and including the expiration of the term of this Lease (or what would have been
the expiration date in the absence of default or breach) remain liable to
Landlord as follows:

                           (i) In the event of termination of this Lease on
account of Tenant's fault or breach, Tenant shall remain liable to Landlord for
damages equal to the rent and other charges payable under this Lease by Tenant
as if this Lease were still in effect, less the net proceeds of any reletting
after deducting all costs incident thereto (including without limitation all
repossession costs, brokerage and management commission, operating and legal
expenses and fees, alteration costs and expenses of preparation for reletting
(and to the extent such damages shall not have been recovered by Landlord by
virtue of payment by Tenant of the Accelerated Rent Component (but without
prejudice to the right of Landlord to demand and receive the Accelerated Rent
Component), such damages shall be payable to Landlord monthly upon presentation
to Tenant of a bill for the amount due.

                           (ii) In the event and so long as this Lease shall not
have been terminated after default or breach by Tenant, the rent and all other
charges payable under this Lease shall be reduced by the net proceeds of any
reletting by Landlord (after deducting all costs incident thereto as above set
forth) and by any portion of the Accelerated Rent Component paid by Tenant to
Landlord, and any amount due to Landlord shall be payable monthly upon
presentation to Tenant of a bill for the amount due.

                  (e) In the event Landlord shall, after default or breach by
Tenant, recover the Accelerated Rent Component from Tenant and it shall be
determined at the expiration of the term of this Lease (taken without regard to
early termination for default) that a credit is due Tenant because the net
proceeds of reletting, as aforesaid, plus amounts paid to Landlord by Tenant
exceed the aggregate of rent and other charges accrued in favor of Landlord to
the end of said term, Landlord shall refund such excess to Tenant, without
interest, promptly after such determination.

                  (f) Landlord shall in no event be responsible or liable for
any failure to relet the Demised Premises or any part thereof, or for any
failure to collect any rent due upon a reletting.

                  (g) As an additional and cumulative remedy of Landlord in the
event of termination of this Lease by Landlord following any breach or default
by Tenant, Landlord, at its option, shall be entitled to recover damages for
such breach in an amount equal to the Accelerated Rent Component (determined
from and after the date of Landlord's election under this subsection (g) less
the fair rental value of the Demised Premises for the remainder of the term of
this Lease (taken without regard to the early termination) and such damages
shall be payable by Tenant upon demand. Nothing contained in this Lease shall
limit or prejudice the right of Landlord to prove and obtain as damages incident
to a termination of this Lease, in any bankruptcy reorganization or other court
proceedings, the maximum amount allowed by any statute or rule of law in effect
with such damages are to be proved.

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                  (h) In the event of any monetary default occurrence by which
Landlord shall have the rights and remedies specified in this Section 15:

                           (i) INTENTIONALLY DELETED.

                           (ii) For the purpose of obtaining possession of the
Demised Premises, Tenant hereby authorizes and empowers any prothonotary or
attorney of any court of record to appear for Tenant and to file in any court an
agreement for entering an amicable action and judgment in ejectment for recovery
of possession, and/or to confess judgment for possession against Tenant and
those claiming by, through or under Tenant in favor of Landlord by Complaint to
Confess Judgment or otherwise, and Tenant agrees that upon such entry or
judgment a writ of possession for the Demised Premises may forthwith issue; and

                  (i) Tenant hereby waives all errors and defect of a procedural
nature in any proceedings brought against it by Landlord under this Lease.
Tenant further waives the right to any notices to quit as may be specified in
the Landlord and Tenant Act of Pennsylvania, as amended, and agrees that five
(5) days notice shall be sufficient in any case where a longer period may be
statutorily specified.

                  (j) If rent or any other sum due from Tenant to Landlord shall
be over due for more than five (5) days after notice from Landlord, it shall
thereafter bear interest at the rate of twenty percent (20%) per annum (or, if
lower, the highest legal rate) until paid.

         16. SUBORDINATION. This lease is and shall be subject and subordinate
to all the terms and conditions of all underlying mortgages and to all ground or
underlying leases of the entire Building which may now or hereafter be secured
upon the Building, and to all renewals, modifications, consolidations,
replacements and extensions thereof. This clause shall be self-operative and no
further instrument of subordination, Tenant shall execute, within fifteen (15)
days after request, any certificate that Landlord may reasonably require
acknowledging such subordination. Notwithstanding the foregoing, the party
holding the instrument to which this Lease is subordinate shall have the right
to recognize and preserve this Lease in the event of any foreclosure sale or
possessory action, and in such case this Lease shall continue in full force and
effect at the option of the party holding the superior lien, and Tenant shall
attorn to such party and shall execute, acknowledge and deliver any instrument
that has for its purpose and effect the confirmation of such attornment.

         17. NOTICES. All bills, statements, notices or communications which
Landlord may desire or be required to give to Tenant shall be deemed
sufficiently given or rendered if in writing and either delivered to an officer
of Tenant or sent by registered, or certified mail or overnight delivery service
addressed to Tenant at the Building, and the time of the giving of such notice
or communication shall be deemed to be the time when the same is delivered to
Tenant or deposited in the mail, as the case may be. Any notice by Tenant to
Landlord must be served by registered; certified mail or overnight delivery
addressed to Landlord at the address where the last previous

                                      -11-

<PAGE>   12

rental hereunder was payable, or in the case of subsequent change upon notice
given, to the latest address furnished.

         18. HOLDING-OVER. Should Tenant continue to occupy the Demised Premises
after expiration of the term of this Lease or any renewal or renewals thereof,
or after a forfeiture incurred, such tenancy shall (without limitation of any of
Landlord's rights or remedies therefor) be one at sufferance from month to month
at a minimum monthly rental equal to twice the rent payable for the last month
of the term of this Lease.

         19. MISCELLANEOUS.

                  (a) Tenant represents and warrants that it has not employed
any broker or agent other than Tony Nichols, Jr. of Brandywine Realty Services
Corporation located at 16 Campus Boulevard, Suite 150 in Newtown Square, PA
19073, as its representative in the negotiation for or the obtaining of this
Lease, and agrees to indemnify and hold Landlord harmless from any and all cost
or liability for compensation claimed by any broker or agent with whom it has
dealt.

                  (b) The word "TENANT" as used in this Lease shall be construed
to mean tenants in all cases where there is more than one tenant, and the
necessary grammatical changes required to make the provisions hereof apply to
corporations, partnerships or individuals, men or women, shall in all cases be
assumed as though in each case fully expressed. This Lease shall not inure to
the benefit of any assignee, heir, legal representative, transferee or successor
of Tenant except upon the express written consent or election of Landlord.
Subject to the foregoing limitation, each provision hereof shall extend to and
shall, as the case may require, bind and inure to the benefit of Tenant and its
heirs, legal representatives, successors and assigns.

                  (c) The term "LANDLORD" as used in this Lease means the fee
owner of the Building or, if different, the party holding and exercising the
right, as against all others (except space Tenants of the Building) to
possession of the entire Building. Landlord above-named represents that it is
the holder of such rights as of the date of execution hereof. In the event of
the voluntary transfer of such ownership or right to a successor-in-interest of
Landlord, Landlord shall be freed and relieved of all liability and obligation
hereunder which shall thereafter accrue (and, as to any unapplied portion of
Tenant's security deposit, Landlord shall be relieved of all liability therefor
upon transfer of such portion to its successor in interest) and Tenant shall
look solely to such successor in interest for the performance of the covenants
and obligations of the Landlord hereunder (either in terms of ownership or
possessory rights). The successor in interest shall not (i) be liable for any
previous act or omission of a prior landlord; (ii) be subject to any rental
offsets or defenses against a prior landlord; (iii) be bound by any amendment of
this Lease made without its written consent, or by payment by Tenant of rent in
advance in excess of one (1) month's rent; or (iv) be liable for any security
not actually received by it. Subject to the foregoing, the provisions hereof
shall be binding upon and inure to the benefit of the successors and assigns of
Landlord. Notwithstanding anything to the contrary contained in this Lease, any
liability of Landlord, its agents, partners or employees, arising out of or in
respect of this Lease, the Demised Premises or the Building, and if Landlord
shall

                                      -12-

<PAGE>   13

default in the performance of Landlord's obligation under this Lease or
otherwise, Tenant shall look solely to the equity of Landlord in its interest in
the Building.

                  (d) Tenant agrees to execute a memorandum of this Lease in the
form submitted by Landlord, which may be recorded by Landlord. Tenant also
agrees to execute any assignment of this Lease by Landlord, evidencing its
consent to such assignment.

         20. LANDLORD IMPROVEMENT. Landlord shall, in a good and workmanlike
manner, cause the Demised Premises to be completed in accordance with the plans
approved by Landlord and Tenant pursuant to Exhibit "B" the "Plan of Buildout"
hereof, reserving the right to: (a) make substitutions of material of equivalent
grade and quality when and if any specified material shall not be readily and
reasonably available; (b) make changes necessitated or by conditions met during
the course of construction, provided that Tenant's approval of any substantial
change (and any reduction of cost incident thereto) shall first be obtained
(which approval shall not be reasonably withheld so long as there shall be
general conformity with said working drawings).

         21. WAIVER OF SUBROGATION. Each party hereto hereby waives any and
every claim which arises or which may arise in its favor and against the other
party hereto during the term of this Lease, or any extension or renewal thereof,
for any and all loss of, or damage to, any of its property located within or
upon or constituting a part of the Building, to the extent that such loss or
damage is recovered under an insurance policy or policies and to the extent such
policy or policies contain provisions permitting such waivers of claims. Each
party agrees to request its insurers to issue policies containing such
provisions and if any extra premium is payable therefor, the party which would
benefit from the provision shall have the option to pay such additional premium
in order to obtain such benefit.

         22. RENT TAX. If, during the term of this Lease or any renewal or
extension thereof, any tax is imposed upon the privilege of renting or occupying
the Demised Premises or upon the amount of rentals collected therefor, Tenant
will pay each month, as additional rent, a sum equal to such tax or charge that
is imposed for such month, but nothing herein shall be taken to require Tenant
to pay any income, estate, inheritance or franchise tax imposed upon Landlord.

         23. PRIOR AGREEMENT, AMENDMENTS. Neither party hereto has made any
representations nor promises except as contained herein or in some further
writing signed by the party making such representation or promise. No other
agreement hereinafter made shall be effective to change, modify, discharge or
effect an abandonment of this 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. Tenant agrees to execute any
amendment to this Lease required by a mortgagee of the Building, which amendment
does not materially adversely affect Tenant's rights or obligation hereunder.

                                      -13-

<PAGE>   14

         24. CAPTIONS. The captions of the paragraphs in this Lease are inserted
and included solely for convenience and shall not be considered or given any
effect in construing the provisions hereof.

         25. MECHANIC'S LIEN. Tenant shall, within ten (10) days after notice
from Landlord, discharge any mechanic's lien for materials or labor claimed to
have been furnished to the Demised Premises on Tenant's behalf (except for work
contracted for by Landlord) and shall indemnify and hold harmless Landlord from
any loss incurred in connection therewith.

         26. LANDLORD'S RIGHT TO CURE. Landlord may (but shall not be
obligated), give five (5) days notice to Tenant (except that no notice need be
given in case of emergency) to cure on behalf of Tenant any default hereunder by
Tenant, and the cost of such cure (including any attorney's fees incurred) shall
be deemed additional rent payable upon demand.

         27. PUBLIC LIABILITY INSURANCE. Tenant shall at all times during the
term hereof maintain in full force and effect with respect to the Demised
Premises and Tenant's use thereof, comprehensive public liability insurance,
naming Landlord as an additional insured, covering injury to person in amounts
at least equal to One Million ($1,000,000) Dollars combined single limit bodily
injury and property. Tenant shall lodge with Landlord duplicate originals or
certificates of such insurance at or prior to the commencement date of the term
hereof, together with evidence of paid-up premiums, and shall lodge with
Landlord renewals thereof at least fifteen (15) days prior to expiration.

         28. ESTOPPEL STATEMENT. Tenant shall from time to time, within ten (10)
days after request by Landlord, execute, acknowledge and deliver to Landlord a
statement certifying that this Lease is unmodified and in full force and effect
(or that the same is in full force and effect as modified, listing any
instruments or modifications), the dates to which rent and other charges have
been paid, and whether or not, to the best of Tenant's knowledge, Landlord is in
default or whether Tenant has any claims or demands against Landlord (and, if
so, the default, claim and/or demand shall be specified).

         29. EARLY OCCUPANCY. Tenant may commence to occupy the Demised premises
on December 29, 1997.

         30. STORAGE SPACE. During the term of this Lease and any extensions
thereof Tenant may occupy a storage area consisting of 131 rentable square feet
in the ground floor of the building (the "STORAGE AREA"). Rent for the Storage
Area will be $4.00 per square foot plus utilities.

         31. RIGHT OF FIRST OFFER. Tenant shall have the "Right of First Offer"
on any contiguous/adjacent space to the Premises. Such right shall be
subordinate to the existing rights of current Tenants and subject to the
following: Tenant must give written notice to Landlord of its desire to lease
all or a portion of the contiguous/adjacent space. Upon its availability,
Landlord shall

                                      -14-

<PAGE>   15

provide Tenant with the amount of space available, its availability date and
other terms and conditions. Tenant shall have five (5) days to either accept or
decline the opportunity.

         32. CONCESSION. Landlord will give Tenant a concession equal to the
first month's rent ($13,138.37) to be used to either offset the first month's
Minimum Rent or as payment for additional improvements made by Landlord.

         IN WITNESS WHEREOF, the parties hereto have executed this Lease or
caused this Lease to be executed by their duly authorized representatives the
day and year first above written.

                                              LANDLORD: CHUROAD ASSOCIATES, L.P.

                                              BY:
                                                 -------------------------------
                                              DATE:     10/20/97
                                                   -------------------

                                              TENANT:   DATAMATIX

                                              BY:
                                                 -------------------------------
                                              DATE:     10/13/97
                                                   -------------------

                                      -15-<PAGE>   1
                                                                  EXHIBIT 10.16

                               SUBLEASE AGREEMENT

This Sublease Agreement (this "Sublease"), is made as of the 25th day of June,
1996 by and between LUCAS INDUSTRIES, INC., a Michigan corporation
("Sublessor"), and DIGITAL COMMERCE CORPORATION, a Delaware corporation
("Sublessee").

                                    RECITALS

         A. By Office Lease dated June 23, 1989, with attached Riders 1-4, as
amended by that certain First Amendment To Lease dated September 13, 1989, and
that certain Second Amendment To Lease dated August 10, 1990 (collectively, the
"Overlease"), 3B Limited Partnership, a Virginia limited partnership ("Lessor"),
leased to Lucas Aerospace, Inc., a Michigan corporation, as lessee, the Demised
Premises (defined below) located in the office building at 11180 Sunrise Valley
Drive, Reston, Virginia (the "Building"), at the rent and upon and subject to
the terms and conditions set forth in the Overlease.

         B. Sublessor is successor by merger to Lucas Aerospace, Inc. under the
Overlease.

                                       1
<PAGE>   2

         C. CarrAmerica Realty Corporation (formerly known as Carr Realty
Corporation) is successor by purchase to 3B Limited Partnership under the
Overlease.

         D. Sublessee desires to sublet from Sublessor all of the Demised
Premises and to lease certain furniture and furnishings currently located in the
Demised Premises, and Sublessor desires to sublet the Demised Premises and to
lease certain furniture and furnishings to Sublessee, at the rent and upon the
terms and conditions set forth herein.

         NOW, THEREFORE, in consideration of the premises, the mutual promises
set forth herein, and for other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, the parties hereto, for themselves,
their successors and assigns, mutually covenant and agree as follows:

         1. Demised Premises and Furnishings.

         (a) Demised Premises. Sublessor does hereby sublease to Sublessee, and
Sublessee does hereby sublease from Sublessor, for the Term (defined
hereinafter) and upon the conditions hereinafter provided, approximately 21,630
rentable square feet (the "Demised Premises"), which has been determined and
certified in accordance with the 1989 Washington, D.C. Association of Realtors
Standard Method of Measurement (the "Standard"), comprising the entire Fourth
(4th)

                                       2
<PAGE>   3

Floor of the Building, less and except an area located in the computer room (the
"Reserved Space") to be reserved and made accessible to Sublessor on the terms
and conditions set forth herein. The Demised Premises is the Floor Plan attached
hereto and made a part hereof as Exhibit A. The Reserved Space is noted on
Exhibit A. During the term of this Sublease, Sublessor shall have access to and
exclusive use of the Reserved Space. Sublessor shall be provided access to the
Reserved Space twenty-four (24) hours a day under a procedure where an
authorized representative of Sublessor will telephone the reception desk of
Sublessee, to arrange for supervised access to the Reserved Space. Sublessor
shall provide to Sublessee from time to time a written list of its authorized
representatives for this purpose. Sublessor recognizes the need of Sublessee for
security in the Demised Premises, and agrees not to access the Reserved Space
other than by the foregoing method except in an emergency where telephone
contact cannot be made with Sublessee. Sublessee shall cooperate with Sublessor
to facilitate supervised access to the Reserved Space as reasonably requested by
Sublessor. The initial list of Sublessor's authorized representatives is
included as Exhibit C to the Sublease.

         (b) Furnishings. Sublessor hereby leases to Sublessee during the Term
all the furniture and furnishings owned by Sublessor and located in the Demised
Premises, as designated on Exhibit B attached hereto and made a part hereof (the
"Furnishings") Sublessee leases the Furnishings in their "as-is" condition and
agrees that all of the Furnishings described on

                                       3
<PAGE>   4

Exhibit B shall remain on the Demised Premises at all times with title to the
furnishings remaining with Sublessor.

         Upon termination of the lease, Sublessee shall return all the
Furnishings as described on Exhibit B to Sublessor and shall, in addition to any
other obligations owing to Sublessor, pay Sublessor for any Furnishings which
are missing or which have been damaged or destroyed during the term of the
Sublease, normal wear and tear expected. The amount to be paid by Sublessee
shall be the fair market value of such missing, damaged or destroyed Furnishings
at the time of termination of the Sublease determined by catalog or fair market
price as though they were not missing, damaged or destroyed. In the event the
parties are unable to agree upon the replacement value of the furnishings, the
Sublessor and Sublessee shall select an appraiser mutually acceptable to them
and such appraiser's determination of value shall be final and binding upon both
parties.

         Notwithstanding any provision of this Sublease to the contrary, the
Furnishings are at all tunes subject to the lien rights of Landlord pursuant to
Paragraph 33 of the Overlease entitled "Lien on Personal Property."

                                       4
<PAGE>   5

         2. Term. The term of this Sublease (the "Term") shall commence on July
1, 1996 (the "Sublease Commencement Date"), and shall end on (i) July 22, 2000,
or (ii) the date upon which the Term may be terminated pursuant to any of the
conditions or limitations or other provisions of this Sublease or by operation
of law.

         3. Base Rent. The annual base rent, which Sublessee hereby agrees to
pay to Sublessor and Sublessor hereby agrees to accept shall be a sum equal to
the product of Eighteen Dollars and Fifty Cents ($18.50) multiplied by the
number of rentable square feet (21,630), as certified pursuant to the Standard,
in the Demised Premises (the "Base Rent"). The parties hereby agree that the
Base Rent shall be comprised of the following three elements: (a) rent for the
Demised Premises, $15.63 (b) rent for the Furnishings, $2.75, and (c) Virginia
Sales Tax, $0.12. Notwithstanding this allocation, the entire Base Rent amount
shall be subject to the Annual Base Rent Escalation as set out in Section 4
below. The Base Rent shall be inclusive of Real Estate Taxes and all other
Operating Costs (as such terms are defined in the Overlease). The obligation of
Sublessee to pay Base Rent shall begin on the Sublease Commencement Date. The
annual Base Rent payable during each Sublease Year, as hereinafter defined,
shall be divided into twelve (12) equal monthly installments and such monthly
installments shall be due and payable in advance, on the first day of each month
during each Sublease Year. For the purposes of this Sublease, the term "Sublease
Year" shall mean a period of twelve (12) consecutive months, commencing on the
Sublease Commencement Date, and each successive twelve (12) month

                                       5
<PAGE>   6

period thereafter, except that, if the Sublease Commencement Date is a day other
than the first day of a month, then the first Sublease Year shall commence on
the Sublease Commencement Date and shall continue for the balance of the month
in which the Sublease Commencement Date occurs and for a period of twelve (12)
consecutive calendar months after the last day of such month. If the Sublease
Commencement Date is a day other than the first day of a month, then, in the
first Sublease Year, said twelve (12) installments shall be payable beginning on
the first day of the calendar month immediately following the month in which the
Sublease Commencement Date occurs and, in addition, on the Sublease Commencement
Date, a payment of Base Rent shall be payable in an amount equal to the product
of the annual Base Rent then in effect and a fraction, the numerator of which is
the number of days of the Sublease Term in the month in which the Sublease
Commencement Date occurs, and the denominator of which is 365. The monthly Base
Rent, Additional Rent (as defined herein), and any other charges herein reserved
or payable shall be paid to Sublessor by wire transfer to the account of: Lucas
Industries Inc, Account Number 3900-0956 Citibank NY, ABA #021-000-089 with
written confirmation of such transfer to the Sublessor at its offices in the
Building, Attention: Mr. James Zigel or at such other place as Sublessor may
designate in writing, in lawful money of the United States of America, without
demand therefor and without any deduction, setoff or abatement whatever, except
as expressly provided in this Sublease. In the event that Sublessee does not
remit any payment due under this Sublease to Sublessor within seven (7) calendar
days of when it is due, such amount shall be subject to a late fee of 5% of the
amount.

                                       6
<PAGE>   7

         4. Annual Base Rent Escalation. The annual Base Rent shall be
increased, effective as of the first day of each succeeding Sublease Year after
the first Sublease Year, by an amount equal to Three Percent (3%) of the annual
Base Rent in effect during the Sublease Year preceding the applicable adjustment
without regard to abatement. The attached Exhibit D, incorporated herein by this
reference, sets forth the annual Base Rent during the Term.

         5. Additional Rent. Beginning on the first day of the second (2nd)
Sublease Year, and on the first day of each Sublease Year thereafter, Sublessee
agrees to pay to Sublessor, as additional rent under this Sublease, Sublessor's
Pro-Rata Share (defined below) of increases in the Real Estate Taxes and
Operating Costs (as such terms are defined in the Overlease), over the Real
Estate Taxes and Operating Costs for calendar year 1996, grossed-up to reflect
that the Building was a fully leased and fully assessed building for Real Estate
Taxes and Operating Expenses throughout calendar 1996 and each of the Sublease
Years being compared (the "Additional Rent"). Any Additional Rent which may be
payable to Sublessor in any Sublease Year shall be apportioned such that
Sublessee shall be obligated to pay to Sublessor a proportionate share of such
Additional Rent which is attributable to the number of days in the Sublease
Year. For the purpose of this Sublease, Sublessor and Sublessee agree that
Sublessor's Pro-Rata Share is equal to a fraction, the numerator of which is the
number of rentable square feet in the Demised Premises, and the denominator of
which is the number of rentable square feet in the Building. Sublessee shall
also pay to Sublessor, or Lessor as Additional Rent, all charges

                                       7
<PAGE>   8

for any additional services provided by Sublessor or Lessor to Sublessee and not
provided for or allocated in this Sublease or in the Overlease.

         6. Building Services, Parking, Security.

         (a) Services. Building cleaning services, electrical and lighting
service, water and sewer service, and heating, ventilation and air-conditioning
will be provided to Sublessee in accordance with Lessor's obligations to
Sublessor under Paragraph 16 of the Overlease. Sublessee shall be allowed access
to the Building and the Demised Premises twenty-four (24) hours per day, seven
(7) days per week. At least one (1) elevator shall be in use and available for
Sublessee's use at all times. Sublessee shall observe Lessor's requirements
related to moving construction materials, furnishings and equipment into or out
of the Demised Premises and the Building. Sublessor shall use its best efforts
to have Lessor provide Sublessee with a listing on the monument sign in front of
the Building at Sublessee's expense and in the Building directory, at no
additional cost to Sublessee.

         (b) Parking. Sublessor shall allocate to and allow Sublessee to use, at
no additional cost to Sublessee, 78 of Sublessor's allocation of unreserved
surface parking spaces in the Building's covered parking structure and/or
surface parking lot. Sublessor shall allocate to and allow Sublessee exclusive
use of the six (6) reserved, covered, and marked parking spaces allocated to

                                       8
<PAGE>   9

the Sublessor in the parking structure shown on Exhibit E attached hereto as
part of the parking allocation hereunder at no additional cost to Sublessee.
Sublessor shall furnish six (6) reserved parking signs at Sublessee's expense,
if any. The Building parking structure and lot will be accessible to Sublessee
twenty-four (24) hours per day, seven (7) days per week.

         (c) Security. Sublessor will cause Lessor to provide an electronic card
or key access system for Sublessee's use, monitored at all Building entrances,
and elevators in accordance with Paragraph 16 of the Overlease. Such access
cards and keys for this system shall be provided to Sublessee in a reasonable
quantity as requested by Sublessee. The first fifty (50) such access cards and
keys shall be provided at the Sublessor's expense. All subsequent cards and keys
shall be provided at the Sublessee's expense. Sublessee shall be responsible for
maintaining an accurate listing of all electronic cards or keys provided to
employees. All costs associated with the granting and maintaining of the
electronic card or key access system shall be the responsibility of the
Sublessee.

         7. Deposit. Upon execution of this Sublease, Sublessee shall deposit
with Sublessor the sum of one (1) month's Base Rent. The deposit provided herein
shall be considered as partial security for the payment and performance by
Sublessee of all of Sublessee's obligations, covenants, conditions and
agreements under this Sublease. Upon expiration of the Term, the security
deposit, less any legitimate claims of Sublessor against Sublessee with respect
to this

                                       9
<PAGE>   10

Sublease, shall be promptly refunded to Sublessee within thirty (30) days. As
additional security, for the Sublease, Sublessee shall supply Sublessor within
forty-five (45) days of the effective date of the Sublease, a letter of credit
in a form and from an institution reasonably acceptable to Sublessor in the
amount equal to six (6) months of base rental payments to be held for the
duration of the Sublease Term. Provided, however, that if Sublessee is not in
default at the end of the thirty-sixth (36th) month, said letter of credit shall
be reduced by one-half. Whenever Sublessee shall be in default for thirty (30)
days or more, Sublessor shall be entitled to retain the security deposit and the
proceeds from the letter of credit and to demand new security deposits/letter of
credit be put into place.

Further, Sublessee's letter of credit may be released in its entirety
immediately upon Sublessee's ability to achieve and maintain a minimum Net Worth
(as defined below) of $40,000,000, and upon Sublessee's filing of the financial
statements, reports, and information with the Sublessor as described below. If
the Net Worth should fall below $40,000,000 once the letter of credit is
released, the Sublessee shall reinstate such letter of credit. The calculation
of Net Worth must be to the satisfaction of the Sublessor in accordance with the
standards set forth below:

For the purposes of this Sublease, Net Worth shall mean, as of any date as of
which the amount thereof is to be determined, all amounts in respect of the
Sublessee's capital stock, plus the amounts of additional paid in capital,
retained earnings and other items designated as part of the

                                       10
<PAGE>   11

Sublessee's stockholders' equity all of which would appear as such on a
consolidated balance sheet of the Sublessee, less the amounts of goodwill or
other intangible assets of the Sublessor, all as of such date prepared in
accordance with US Generally Accepted Accounting Principles (GAAP).

The Sublessee shall furnish to the Sublessor, the following financial
statements, reports, and information:

          a) promptly when available and in any event within 90 days after the
          close of each fiscal year:

               i) consolidated balance sheet at the close of such fiscal year,
               and consolidated statements of operations, stockholder's equity
               and of cash flow for the fiscal year, of the Sublessee and its
               consolidated Subsidiaries certified without qualification, by
               Ernst & Young or other independent public accountants of
               nationally recognized standing selected by the Sublessee.

               ii) a letter report of such accountants at the close of such
               fiscal year certifying the amount of Net Worth as defined under
               this Sublease.

          b) promptly when available and in any event within 30 days after the
          close of each of the first three fiscal quarters of each fiscal year,
          an unaudited consolidated balance sheet at the close of such fiscal
          quarter and unaudited consolidated statements of operations,
          stockholder's equity, and cash flows for the period commencing
          immediately after the

                                       11
<PAGE>   12

          close of the previous fiscal year and ending with the close of such
          fiscal quarter, of the Sublessee and its consolidated subsidiaries
          certified as to fairness and accuracy of presentation and compliance
          and consistency with GAAP by the chief accounting or financial officer
          of the Sublessee.

          c) Simultaneously with the delivery of the financial statements
          referred to in b) above, a certificate of the chief accounting or
          financial officer of the Sublessee setting forth in reasonable detail
          whether the Sublessee was in compliance with the Net Worth requirement
          on the date of such financial statements and certifying that no
          default exists on the date of delivery of such certificate.

         8. Use. Sublessee will use and occupy the Demised Premises solely for
general office purposes and ancillary uses and in accordance with the uses
permitted under the Zoning Ordinance of Fairfax County, Virginia. Without the
prior written consent of Lessor and Sublessor, the Demised Premises will not be
used for any other purposes. Sublessee hereby agrees to use the Demised Premises
in accordance with the Rules and Regulations of the Overlease appended hereto as
Exhibit F and incorporated by this reference.

                                       12
<PAGE>   13
         9. Subtenant Work and Alterations.

         (a) Cost of Improvements. Sublessee shall accept possession of the
Demised Premises in their "as is" condition as of the date of this Sublease,
provided however, Sublessor represents to the best of its knowledge that all
building systems are in good working order at the time of execution. Sublessee
recognizes that there are no telephone or computer networking systems in the
Demised Premises. Sublessee shall pay for the cost of planning, design,
demolition and construction of improvements to the Demised Premises, to include
all architectural and engineering services associated therewith (the "Subtenant
Work"), whether performed by Lessor's or Sublessor's independent contractors.

         (b) Design of Subtenant Work. Following Sublessee's delivery of plans
for the Subtenant Work (the "Subtenant Work Plan"), Sublessee shall provide a
list of proposed contractors selected by Sublessee to perform the Subtenant Work
to Sublessor and Lessor for approval, Sublessor shall use its best efforts to
obtain immediate written consent for approval to perform from Lessor the
Subtenant Work. Sublessee shall pay any fees or reasonable out of pocket costs
incurred in obtaining the consent from Lessor. The consent from Lessor will be
based upon the Subtenant Work Plan's conformance to the requirements of the
Zoning Ordinance of Fairfax County, Virginia, the contractors being properly
licensed and experienced, and upon the conditions contained in the Overlease.
The consent of Lessor, once obtained, shall be deemed to include the consent of
Sublessor.

                                       13
<PAGE>   14

         (c) Construction of Subtenant Work. Sublessee shall cause the Subtenant
Work to be constructed in accordance with the Subtenant Work Plan and the
Overlease, and in accordance with all applicable building codes of the Town of
Reston, County of Fairfax, State of Virginia, and any applicable Federal code
including, but not limited to, the American Disabilities Act.

         (d) Alterations. Except as otherwise expressly provided in the
Subtenant Work Plan, Sublessee shall not make any alteration, improvement, or
installation other than corrective, cosmetic or decorative improvements
hereinafter called ("Alterations") in or to the Demised Premises, without in
each instance obtaining the prior written consent of Sublessor and Lessor (which
consent of Sublessor shall not be unreasonably withheld, conditioned or
delayed). With reasonable notice to Sublessee, Lessor and Sublessor shall at all
times upon reasonable notice during normal business hours have the right to
inspect the work performed by any contractor selected by Sublessee to perform
the Subtenant Work and any Alterations.

         10. Restoration. Upon the expiration of the Term of this Sublease,
Sublessee shall surrender the Demised Premises in good condition, subject only
to reasonable wear and tear.

         11. Enforcement of Overlease. Except as otherwise expressly provided
herein, all of the terms, provisions, covenants and conditions of this Sublease
are subject to the Overlease. In the event of a conflict between the Terms of
this Sublease agreement and the Overlease, the Terms

                                       14
<PAGE>   15

of the Overlease shall apply. Sublessor and Sublessee shall each observe and
perform all of the terms, covenants and conditions hereunder. Sublessor shall
observe and perform all applicable terms, covenants and conditions as tenant
under the Overlease with respect to the Demised Premises; and Sublessee shall
observe and perform all applicable terms, covenants and conditions of the
Overlease with respect to the Demised Premises to which Sublessee at the sole
discretion of Sublessor may be subrogated in performing its obligations under
this Sublease. Sublessee shall obtain and maintain all insurance types and
coverages as specified in the Overlease to be obtained and maintained by
Sublessor as "Tenant" in amounts not less than those specified in the Overlease.
All policies of Sublessee shall name Lessor and its Agent as additional insureds
thereon in accordance with the Overlease, and Sublessee's insurance shall be
primary over Lessor's, Agent's and Sublessor's. Except for Riders 1 through 4 to
the Overlease and as otherwise set out in this Sublease, Sublessor agrees to
subrogate Sublessee to the rights and privileges of Sublessor under the
Overlease, and agrees to furnish for Sublessee the following services,
including, without limitation, the furnishing of electrical, lighting, heating,
Building standard ventilation and air-conditioning, water and sewer, elevator
service, cleaning, window washing, and rubbish removal services, which include
all services of which Lessor is obligated to furnish to Sublessor pursuant to
the Overlease. Sublessor shall use its best efforts to obtain and enforce the
full performance by Lessor pursuant to the terms of the Overlease.

                                       15
<PAGE>   16
         12. Covenants and Warranties.

         (a) Sublessor's Covenants. Sublessor covenants, warrants and agrees not
to do or omit to do anything which would constitute a default under the
Overlease, including without limitation anything which Sublessor is obligated to
do under the terms of this Sublease.

         (b) Sublessee's Covenants. Sublessee covenants and agrees not to do or
omit to do anything which would constitute a default under the Overlease,
including without limitation anything which Sublessee is obligated to do under
the terms of this Sublease.

         (c) Warranty of No Default. Sublessor warrants and represents to
Sublessee that the Overlease has not been amended or modified except as
expressly set forth in the recitals above, that there is no cross-default or
other contractual relationship between the Overlease and Sublessor's lease
covering the Third Floor at the Building, that Sublessor is the tenant by
operation of law (merger) from its affiliated Lucas Aerospace, Inc., under the
Overlease and has full capacity to enter into and perform under this Sublease,
that this Sublease will be binding and fully enforceable against Sublessor, that
Sublessor is not now, and as of the Sublease Commencement Date will not be, in
default or breach of any term, condition or provision of the Overlease, and that
Sublessor has no knowledge of any claim by Lessor that Sublessor is in default
or breach of the Overlease.

         13. Brokers. Sublessor and Sublessee hereby represent and warrant to
the other that neither of them has employed or dealt with any broker in
connection with this Sublease for the

                                       16
<PAGE>   17

Demised Premises other than the firms of Grubb & Ellis and The Irving Group
(representing Sublessee), and each hereby agrees to indemnify and hold harmless
the other against any claim by any other broker, agent or finder with whom the
Indemnitor has dealt. Sublessor shall be responsible for the payment of the
brokers' commissions to Grubb & Ellis.

         14. Indemnification. Sublessor and Sublessee each shall and hereby does
indemnify and hold the other and Lessor harmless from and against any and all
actions, claims, demands, damages, liabilities and expenses (including, without
limitation, reasonable attorneys' fees) asserted against, imposed upon or
incurred by the other or Lessor by reason of (a) any violation caused, suffered
or permitted by the Indemnitor, its agents, servants, employees or invitees, of
any of the terms, covenants or conditions of the Sublease or the Overlease and
(b) any damage or injury to persons or property occurring upon or in connection
with the Building, including without limitation, the Demised Premises, except as
a result of the acts or omissions of the Indemnitor, or its respective agents,
employees or invitees.

         15. Signage. Sublessee shall have the right, at its sole expense, to
install signage on the west side of the Building viewable from the Dulles Access
Road and Virginia Route 267, replacing the existing Lucas sign, subject only to
written consent by Lessor and to any governmental restrictions. Sublessor shall
use best efforts to obtain Lessor's written consent to such signage. Sublessor
and Sublessee shall coordinate the removal of the "Lucas" sign from the

                                       17
<PAGE>   18

west side of the Building, with the installation of Sublessee's sign. Sublessee
shall be responsible for the cost of installing its sign and for the cost of
removal of the Sublessor's sign. The parties will use best efforts not to damage
the Building or the Sublessor's sign.

         16. Quiet Enjoyment. Sublessor covenants that it has the right to make
this Sublease for the Term and upon all of the terms and provisions hereof, and
that if Sublessee pays the Base Rent and Additional Rent and performs all of the
covenants, terms and conditions of this Sublease to be performed by Sublessee,
then Sublessee shall, during the Term, freely, peaceably and quietly occupy and
enjoy the full possession of the Demised Premises and all rights under this
Sublease granted to Sublessee, without molestation or hindrance by Sublessor,
Lessor, or any party claiming through or under either Sublessor or Lessor.

         17. Entire Agreement. This Sublease contains all of the covenants,
agreements. terms, provisions, conditions, warranties and understandings between
the parties hereto relating to the subleasing of the Demised Premises. All
understandings and agreements, if any, between the parties are merged in this
Sublease, which alone fully and completely expresses the agreement of the
parties. The failure of Sublessor or Sublessee to insist in any instance upon
the strict observance or performance of any covenant, agreement, term, provision
or condition of this Sublease or to exercise any election herein contained shall
not be construed as a waiver or relinquishment for the future of such covenant,
agreement, term, provision, condition or election,

                                       18
<PAGE>   19

but the same shall continue and remain in full force and effect. No waiver or
modification of any covenant, agreement, term, provision or condition of this
Sublease shall be deemed to have been made unless expressed in writing and
signed by Sublessor and Sublessee. No surrender of possession of the Demised
Premises or of any part thereof or of any remainder of the Term of this Sublease
shall release Sublessor or Sublessee from any of its obligations hereunder
unless accepted by Sublessor and Sublessee in writing.

         18. Successors and Assigns. The obligations of this Sublease shall bind
and benefit the successors and permitted assigns of the parties with the same
effect as if mentioned in each instance where a party hereto is named.

         19. Notices. Any and all communications delivered hereunder shall be
sent by first-class mail: if to Sublessor, Attention: Mr. James Zigel in the
Building; and if to Sublessee, Attention: Mr. Donald Miller in the Building, or
to such other addresses as either of the above shall notify the other in
writing.

         20. Binding Effect. The terms and provisions of this Sublease will
inure to the benefit of, and will be binding upon, the successors, assigns,
personal representatives, heirs, devises and legatees of the Sublessor and the
Sublessee.

                                       19
<PAGE>   20

         21. Severability. If any term, provision, covenant or condition of this
Sublease is held by a court of competent jurisdiction to be invalid, void or
unenforceable, such term, provision, covenant or condition shall be interpreted
so as to be enforceable to the fullest extent permitted by law, and the
remaining terms, provisions, covenants and conditions contained herein shall not
be affected thereby.

         22. Headings. The headings of the sections and subsections used in this
Sublease are inserted for the convenience of reference only and are not intended
to affect the meaning or interpretation of this Sublease.

         23. Governing Law. This Sublease shall be governed by and construed in
accordance with the laws of the Commonwealth of Virginia.

         24. Lessor's Consent. This Sublease shall be effective upon the date
Sublessee receives written consent to this Sublease by Lessor. It is hereby
acknowledged by Sublessor and Sublessee that Lessor's consent to this Sublease
shall not make Lessor or its Agent, Carr Real Estate Services Partnership (or
Agent's subcontractor, Carr Real Estate Services, Inc.) a party to this
Sublease, shall not create any contractual liability, privity or duty on the
part of Lessor or its Agent to the Sublessee, and shall not in any manner
increase, decrease, modify or otherwise

                                       20
<PAGE>   21

affect the rights and obligations of Lessor and Sublessor, as "Tenant" under the
Overlease, in respect to the Demised Premises.

         25. Payment of Fees. In the event either Sublessor or Sublessee shall
commence an action against the other (including collections under bankruptcy) in
respect to this Sublease, the losing party shall pay the prevailing party all of
its reasonable costs and expenses in connection with such action, including but
not limited to reasonable attorney fees.

         26. Sublessor's Right to Terminate. Upon thirty (30) days written
notice to Sublessee, Sublessor shall have the right at any time to terminate the
Sublease after the end of the third (3rd) month in the event Sublessee fails to
achieve and maintain a Net Worth of $5,000,000 initially and $10,000,000 at all
times after the completion of Digital Commerce Corporation's initial public
offering.

         For purposes of this paragraph, Sublessee shall provide to Sublessor,
financial statements and certifications as required in paragraphs 7(b) and 7(c)
as of and for the fiscal period ended on the date coincident with the end of the
third month of the Sublease.

         IN WITNESS WHEREOF, Sublessor and Sublessee have duly executed this
Sublease under seal as of the day and year first above written.

                                       21
<PAGE>   22

                                   SUBLESSOR:

                               LUCAS INDUSTRIES INC., a Michigan corporation

                               By:                                  (SEAL)
                                      ------------------------------
                               Name:  Rhonda A. Linovitz
                               Title: Accounting Director

                                   SUBLESSEE:

                               DIGITAL COMMERCE CORPORATION a Delaware
                               corporation

                               By:                                  (SEAL)
                                      ------------------------------
                               Name:  John Thomas Royall
                               Title: Chairman/CEO

                                       22
<PAGE>   23

This Sublease is consented to by Lessor upon the terms and conditions
acknowledged by Sublessor and Sublessee in the Paragraph of this Sublease
entitled "Lessor's Consent" and in accordance with the terms and conditions of
the Overlease. Lessor's consent shall be required for an assignment of this
Sublease or any further subleasing of the Demised Premises or any portion
thereof.
                                            LESSOR:

                         CARRAMERICA REALTY CORPORATION, a Maryland

                         corporation (formerly known as Carr Realty Corporation)

                               By:                                  (SEAL)
                                      ------------------------------
                               Name:  Thomas A. Carr
                               Title: President and COO

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