Document:

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                                                                   Exhibit 10.10

                                    SUBLEASE

                                     BETWEEN

           EVANS & SUTHERLAND GRAPHICS CORPORATION, A UTAH CORPORATION
                                   AS LANDLORD

                                       AND

      ADESSO HEALTHCARE TECHNOLOGY SERVICES, INC., A CALIFORNIA CORPORATION
                                    AS TENANT

2835 Zanker Road
San Jose, California 85134 (Project 701C)

Dated: February 1, 2000

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                                TABLE OF CONTENTS

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1.       PREMISES ..............................................................................1
         1.1      Description and Lease of Premises ............................................1
         1.2      Delivery of Premises .........................................................1
         1.3      Early Occupancy ..............................................................2
2.       MASTER LEASE ..........................................................................2
         2.1      Tenancy Subject to Master Lease ..............................................2
         2.2      Assumption of Certain Obligations ............................................2
         2.3      Receipt of Master Lease ......................................................3
3.       SECURITY DEPOSIT ......................................................................3
4.       TERM     ..............................................................................4
         4.1      Commencement Date ............................................................4
         4.2      Expiration of Term ...........................................................4
5.       RENT...................................................................................4
6.       ADDITIONAL RENT .......................................................................5
7.       PAYMENT OF RENT .......................................................................5
8.       USE CLAUSE ............................................................................5
9.       DISCLOSURE OF HAZARDOUS MATERIALS .....................................................5
         9.1      Landlord's knowledge of Hazardous Materials ..................................5
         9.2      Environmental Indemnity ......................................................5
         9.3      Survival .....................................................................6
10.      PROHIBITED USES; HAZARDOUS MATERIALS ..................................................6
         10.1     Prohibited Uses ..............................................................6
         10.2     Hazardous Wastes .............................................................6
         10.3     Remediation ..................................................................7
         10.4     Environmental Indemnity ......................................................7
         10.5     Survival .....................................................................8
11.      COMPLIANCE WITH LAW ...................................................................8
         11.1     Premises and Building ........................................................8
         11.2     Tenant's Compliance ..........................................................8

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         11.3 CONDITION OF THE PREMISES ........................................................8
12.      ALTERATIONS ...........................................................................9
13.      MAINTENANCE AND REPAIR ................................................................9
         13.1     Tenant's Obligations .........................................................9
         13.2     Landlord's Obligations ......................................................10
         13.3     Tenant's ACM Obligations ....................................................10
14.      ADA COMPLIANCE .......................................................................10
15.      LIENS ................................................................................10
16.      OPERATION ............................................................................11
17.      UTILITIES ............................................................................11
         17.1     Transition Period ...........................................................11
         17.2     Remaining Term ..............................................................11
18.      RULES AND REGULATIONS ................................................................11
19.      ENTRY BY LANDLORD ....................................................................11
20.      COMMON AREA; ASSESSMENTS .............................................................12
         20.1     Common Area of Project ......................................................12
         20.2     Common Area of Premises During Transition Period ............................12
21.      PARKING  .............................................................................12
22.      TAXES    .............................................................................12
23.      INSURANCE; INDEMNIFICATION ...........................................................12
         23.1     Indemnification .............................................................12
         23.2     Waiver of Certain Rights ....................................................13
         23.3     Liability Insurance Coverage and Limits .....................................13
         23.4     Other Insurance .............................................................13
         23.5     Policy Requirements .........................................................14
         23.6     Contractor's Insurance ......................................................14
         23.7     Workers' Compensation Insurance .............................................15
24.      DAMAGE AND DESTRUCTION ...............................................................15
         24.1     Master Landlord's Duty to Repair ............................................15

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         24.2     Termination by Master Landlord ..............................................15
         24.3     Termination by Tenant .......................................................15
         24.4     Abatement of Rent ...........................................................15
25.      CONDEMNATION .........................................................................15
         25.1     Termination by Master Landlord ..............................................15
         25.2     Termination by Tenant .......................................................15
         25.3     Restoration .................................................................15
         25.4     Abatement of Rent ...........................................................15
26.      SIGNS ................................................................................16
         26.1     Generally ...................................................................16
         26.2     Existing Monument Sign ......................................................16
27.      ASSIGNMENT, SUBLETTING, AND ENCUMBRANCES .............................................16
         27.1     Landlord's Consent Required .................................................16
         27.2     Tenant's Application to Assign or Sublease ..................................16
         27.3     Landlord's Option to Terminate ..............................................17
         27.4     Assignment or Sublease Profit ...............................................17
         27.5     Fees for Review .............................................................17
         27.6     No Release of Tenant or Guarantor ...........................................18
         27.7     Assumption of Obligations ...................................................18
         27.8     Assignment ..................................................................18
         27.9     Vesting .....................................................................18
28.      HOLDING OVER .........................................................................18
29.      QUIET ENJOYMENT ......................................................................19
30.      SUBORDINATION & ATTORNMENT; ESTOPPEL CERTIFICATES.....................................19
31.      DEFAULT BY TENANT ....................................................................20
32.      REMEDIES .............................................................................21
         32.1     Rights and Remedies .........................................................21
         32.2     Cumulative Nature of Rights .................................................22
         32.3     Abandonment of Personal Property ............................................22

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         32.4 Bankruptcy Provisions ...........................................................23
33.      WAIVER OF NOTICE .....................................................................24
34.      LATE CHARGES .........................................................................24
35.      QUARTERLY ADVANCE PAYMENTS ...........................................................24
36.      INTEREST .............................................................................24
37.      LANDLORD'S DEFAULT; NOTICE TO LENDER .................................................25
         37.1     Landlord's Default ..........................................................25
         37.2     Notice to Lender ............................................................25
38.      BROKER'S COMMISSION ..................................................................25
39.      ADDITIONAL SECURITY ..................................................................26
40.      WAIVER OF DEFAULT ....................................................................26
41.      EFFECT OF LANDLORD'S ASSIGNMENT ......................................................26
42.      NOTICES AND PLACE FOR PAYMENT OF RENT ................................................26
43.      MISCELLANEOUS ........................................................................27
         43.1     Consent .....................................................................27
         43.2     Interpretation ..............................................................27
         43.3     Entire Agreement ............................................................27
         43.4     Corporate Resolutions .......................................................27
         43.5     Severability ................................................................28
         43.6     Choice of Law ...............................................................28
         43.7     Recording ...................................................................28
         43.8     Remedies Cumulative .........................................................28
         43.9     Legal Costs .................................................................28
         43.10    No Partnership ..............................................................28
         43.11    Subtenancies ................................................................28
         43.12    Successors ..................................................................28
         43.13    Independent Covenants .......................................................28
         43.14    Assignment of Rents and Profits .............................................29
         43.15    Injunctive Relief ...........................................................29

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         43.16    Waiver of Jury Trial ........................................................29
         43.17    Confidentiality of Disputes .................................................29
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                                    SUBLEASE

         THIS SUBLEASE (hereinafter "LEASE") is made and entered into as of the
1st day of February, 2000, by and between EVANS & SUTHERLAND GRAPHICS
CORPORATION, a Utah corporation ("LANDLORD"), and ADESSO HEALTHCARE TECHNOLOGY
SERVICES, INC., a California corporation ("TENANT"), sometimes collectively
referred to herein as the "PARTIES" or individually as a "PARTY".

         1.       PREMISES.

                  1.1 DESCRIPTION AND LEASE OF PREMISES. For good and valuable
         consideration, the receipt and sufficiency of which are hereby
         acknowledged, and subject to the provisions of this Lease, Landlord
         hereby subleases to Tenant, and Tenant hereby subleases from Landlord,
         those certain premises outlined on EXHIBIT A attached hereto and
         incorporated herein by reference ("PREMISES") The Premises contains
         approximately 19,999 square feet of floor area. The address of the
         Premises is 2835 Zanker Road, San Jose, California 95134 (Project
         701C). The Premises are a part of a larger project containing eight (8)
         buildings, the aggregate gross leasable area of which is 360,216 square
         feet (the "PROJECT"). Notwithstanding the foregoing, Landlord shall
         retain for a period of twelve (12) months from the Commencement Date,
         unless earlier terminated as provided below (the "TRANSITION PERIOD"),
         a portion of the Premises consisting of approximately 5,968.75 square
         feet of floor area as outlined on EXHIBIT A (the "TRANSITION SPACE").
         Landlord may, in its sole discretion, and upon at least ninety (90)
         days prior written notice to Tenant, terminate the Transition Period
         and turn over to Tenant the Transition Space. Notwithstanding any other
         provisions of this Lease to the contrary, during the Transition Period
         the cost of utilities (SECTION 17), common area maintenance charges
         (SECTION 20) and insurance (SECTION 23.4) attributed to the Premises
         shall be allocated between Landlord and Tenant on a pro rata basis.
         Landlord's share of such expenses during the Transition Period
         ("LANDLORD'S ALLOCATED SHARE") shall be calculated on the basis of a
         fraction, the numerator of which is the square footage of the
         Transition Space and the denominator of which is the square footage of
         floor area of the Premises. Tenant's share of such expenses ("TENANT'S
         ALLOCATED SHARE") shall be calculated by subtracting Landlord's
         Allocated Share from one hundred percent (100%). During the Transition
         Period, Tenant shall not pay rent as required by SECTION 5 of this
         Lease with respect to the Transition Space. During the Transition
         Period, each Party grants to the other Party a nonexclusive license to
         use such common areas of the Premises as may be mutually designated by
         the Parties (see SECTION 20.2).

                  1.2 DELIVERY OF PREMISES. Except as expressly set forth herein
         to the contrary, Landlord agrees to deliver the Premises to Tenant in
         their current state, "AS IS" and "WHERE IS", in a broom clean
         condition, and free and clear of any tenancies or encumbrances placed
         on the Premises by Landlord, other than the Master Lease. Landlord
         agrees to cause the roof, electrical, plumbing, and heating,
         ventilation and air conditioning system ("HVAC") (collectively the
         "BUILDING SYSTEMS") serving the Premises to be in good working order as
         of the date of delivery of the Premises to Tenant. For a period
         expiring forty five (45) days from the Commencement Date, Tenant may
         notify Landlord in writing of any material problems with respect to the
         Building Systems.

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         Upon receiving such written notice, Landlord agrees to repair the
         Building Systems within 30 days (unless a longer period of time is
         reasonably required) from the date notice is received from Tenant.
         Landlord further agrees at Landlord's expense to, (i) paint (touch-up),
         where necessary, the interior walls of the Premises prior to the
         Commencement Date, and (ii) at the written request of Tenant, clean the
         carpet by extraction (at a cost to Landlord not to exceed One Thousand
         Five Hundred and no/100 Dollars ($1,500.00)).

                  1.3 EARLY OCCUPANCY. If Tenant enters or permits its
         contractors to enter the Premises prior to the Commencement Date (as
         defined in SECTION 4.1) to prepare the Premises for occupancy, it shall
         do so upon all of the terms of this Lease (including its obligations
         regarding indemnity and insurance) except those regarding the
         obligation to pay rent, which shall commence on the Commencement Date.

         2.       MASTER LEASE.

                  2.1 TENANCY SUBJECT TO MASTER LEASE. The Premises and this
         Lease are subject to the terms of a lease between Evans & Sutherland
         Graphics Corporation, a Utah corporation, as tenant, and Silicon Valley
         Properties, LLC, a Delaware Limited liability company, as landlord
         ("MASTER LANDLORD"), dated March 8, 1999 (such lease, together with all
         amendments and supplement agreements thereto are hereinafter
         collectively referred to as the "MASTER LEASE"). Tenant acknowledges
         and agrees to be bound by every covenant, condition and restriction set
         forth in the Master Lease. If the Master Lease is for any reason
         terminated before the expiration of this Lease, then this Lease and all
         of the rights and obligations of the Parties hereunder shall also
         terminate as of the date of termination of the Master Lease, except
         with respect to the duties and obligations of Landlord and Tenant,
         actual or contingent, which have accrued prior to the date of such
         termination. It is expressly understood and agreed that Landlord does
         not assume and shall not have any of the obligations or liabilities of
         Master Landlord under the Master Lease and that Landlord is not making
         the representations or warranties, if any, made by Master Landlord in
         the Master Lease. With respect to work, services, repairs and
         restoration or the performance of other obligations required of Master
         Landlord under the Master Lease, Landlord's sole obligation with
         respect to such obligations shall be to request the same from Master
         Landlord upon written request from Tenant and to use reasonable efforts
         to obtain the same from Master Landlord. Landlord shall not be liable
         in damages, nor shall rent abate under this Lease, for or on account of
         any failure by Master Landlord to perform the obligations and duties
         imposed on it under the Master Lease. Nothing contained in this Lease
         shall be construed to create privity of estate or contract between
         Tenant and Master Landlord.

                  2.2 ASSUMPTION OF CERTAIN OBLIGATIONS. As between Landlord and
         Tenant and notwithstanding any other provision in this Lease, Tenant
         hereby assumes and agrees to be bound by and to perform all of the
         covenants, obligations, and agreements of the Landlord, as set forth in
         the Master Lease (other than the obligations of Landlord expressly set
         forth in this Lease, and the obligation to pay rent under the Master
         Lease) and by any terms and limitations imposed upon Landlord as the
         tenant thereunder. Tenant shall indemnify, defend (with counsel
         acceptable to Landlord), and hold Landlord and its Related Parties (as
         hereafter defined) harmless for, from and against any

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         and all claims, demands, liabilities, obligations, damages, penalties,
         causes of action, costs and expenses, including attorneys' fees and
         expenses, imposed upon, incurred by or asserted against Landlord or any
         of Landlord's Related Parties which arise out of any violations under
         the Master Lease occurring as a result of the acts or omissions of
         Tenant or any of Tenant's Related Parties or any violations by Tenant
         or any of Tenant's Related Parties of this Lease or which may arise out
         of or are in any manner connected with Tenant's or any of Tenant's
         Related Parties' use and occupancy of the Premises pursuant to this
         Lease, a breach by Tenant of this Lease or a breach by Tenant of the
         provisions of the Master Lease. Notwithstanding any contrary term or
         provision contained in this Lease or in the Master Lease, it is
         expressly agreed that (a) the terms of this Lease do not grant Tenant
         any rights of first refusal, any options to purchase, or any extensions
         or renewal rights with respect to the Master Lease; and (b) Tenant
         shall not use or occupy the Premises in a manner contrary to or
         inconsistent with any of the provisions of the Master Lease. Tenant
         agrees that Landlord may deliver to Master Landlord any and all
         submissions, notices, or other information received by Landlord from
         Tenant under this Lease. As used in this Lease, "RELATED PARTIES" means
         the officers, directors, shareholders, partners, managers, members,
         employees, agents, parent company, subsidiaries, affiliates,
         successors, assigns, contractors, and invitees of a particular person
         or entity.

                  2.3 RECEIPT OF MASTER LEASE. Tenant acknowledges that Tenant
         has received and read a copy of the Master Lease.

         3. SECURITY DEPOSIT. Contemporaneously with the execution of this
Lease, Tenant has deposited with Landlord the sum of One Hundred Sixty Seven
Thousand Nine Hundred Ninety One and 60/100 Dollars ($167,991.60) (the "SECURITY
DEPOSIT"), receipt of which is hereby acknowledged by Landlord, such deposit
being given to secure the faithful performance by Tenant of all the terms,
covenants, and conditions of this Lease by Tenant to be kept and performed
during the Term hereof. Tenant agrees that if Tenant shall fail to pay the rent
herein reserved promptly when due, such deposit may, at the option of Landlord
(but Landlord shall not be required to), be applied to any rent due and unpaid,
and if Tenant violates any of the other terms, covenants or conditions of this
Lease, such deposit may be applied to any damage suffered by Landlord as a
result of Tenant's default, to the extent of the amount of the damages suffered.
Such deposit is not intended as and shall not be considered a first or last
month's rent payment. Notwithstanding the foregoing, if Tenant complies with all
of the terms, covenants and conditions of this Lease, including but not limited
to the prompt payment of all rent and additional rent due under this Lease on or
before the applicable due date, Tenant may request in writing that one-half
(1/2) of the Security Deposit be applied to the last two months rent, and such
request shall be granted by Landlord. Nothing contained in this SECTION 3 shall
in any way diminish or be construed as waiving any of Landlord's other remedies
as provided herein, or by law or in equity. Should the entire security deposit,
or any portion thereof, be appropriated or applied by Landlord for the payment
of overdue rent or other sums due and payable to Landlord by Tenant hereunder,
then Tenant shall, immediately on written demand from Landlord, remit to
Landlord a sufficient amount in cash to restore such security deposit to its
original amount, and Tenant's failure to do so within ten (10) days after
receipt of such demand shall constitute a breach of this Lease. Should Tenant
comply with all of the terms, covenants and conditions of this Lease and
promptly pay all of the rent herein provided for when

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and as it falls due, and pay all other sums payable by Tenant to Landlord
hereunder, such security deposit shall be returned in full to Tenant, without
interest, at the end of the Term, or upon the earlier termination of this Lease
pursuant to the provisions hereof. Landlord shall have the right to commingle
the security deposit with other funds of Landlord. Landlord may deliver the
funds deposited herein by Tenant to the purchaser of Landlord's interest in the
Premises if such interest be sold, and thereupon Landlord shall be discharged
from any further liability with respect to such security deposit. No trust
relationship is created herein between Landlord and Tenant because of, or
relating to, the security deposit. If the laws of the state in which the
Premises are located do not allow Landlord to use the security deposit for the
purposes set forth herein, then this provision shall be deemed to allow Landlord
to use the security deposit to the maximum extent allowed by such law.

         4.       TERM.

                  4.1 COMMENCEMENT DATE. The term of this Lease (the "TERM")
         shall commence on March 1, 2000, or such earlier date as the Parties
         may mutually agree in writing (the "COMMENCEMENT DATE"). The intent of
         the Parties is to permit the Tenant to enter the Premises as early as
         possible after obtaining the written consent of Master Landlord. Within
         thirty (30) days following the Commencement Date, Landlord and Tenant
         will execute a written supplement to this Lease ("LEASE SUPPLEMENT")
         confirming the Commencement Date.

                  4.2 EXPIRATION OF TERM. Subject to the terms and conditions of
         the Master Lease, the Term shall expire on April 30, 2004, unless
         terminated pursuant to the terms of this Lease. Landlord agrees to
         provide notice to Tenant on or prior to April 15, 2002 if Landlord
         intends to exercise its right to terminate the Master Lease as
         permitted in Addendum No. 1 of the Master Lease.

         5. RENT. Tenant shall pay directly to Landlord, in advance, without
right of offset or demand, on or before the first day of each calendar month of
the Term, commencing on the Commencement Date, "RENT" as follows:

                  5.1 From the Commencement Date through February 28, 2001:
         $1.95 per square foot per month. Upon mutual execution of this
         Agreement, Tenant shall pay to Landlord the first full month's rent.
         The amount of the first full month's rent shall be calculated based on
         the square footage of the Premises less the Transition Space (assuming
         the square footage of the Premises less the Transition Space is equal
         to 14,026.78 square feet, the first month's full rent amount would be
         $27,352.23).

                  5.2 For the period commencing on March 1, 2001 through
         February 28, 2002: $2.00 per square foot per month.

                  5.3 For the period commencing on March 1, 2002 through
         February 28, 2003: $2.05 per square foot per month.

                  5.4 For the period commencing on March 1, 2003 through the
         expiration of the Term on April 30, 2004: $2.10 per square foot per
         month.

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                  If the Term of this Lease commences or ends on a day other
         than the first or last day of a calendar month, the rent for such
         partial month shall be prorated in the proportion that the number of
         days this Lease is in effect during such partial period bears to the
         number of days in that calendar month, and such rent shall be paid at
         the commencement of such partial month.

         6. ADDITIONAL RENT. All amounts which Tenant is required to pay or
discharge pursuant to this Lease in addition to the rent described in SECTION 5,
including, but not limited to all sums owed by Tenant to Landlord or paid to
third parties by Landlord on behalf of Tenant, together with every fine,
penalty, interest and cost which may be added for non-payment or late payment,
shall constitute additional rent. Additional rent shall be paid directly to
Landlord at the address specified herein, or at such other place as Landlord may
designate in writing. If Tenant fails to pay or discharge any additional rent,
Landlord shall have all rights, powers and remedies provided herein or by law as
in the case of non-payment of rent.

         7. PAYMENT OF RENT. All rent and additional rent (sometimes
collectively referred to herein as "RENT" or "RENTAL") shall be paid by Tenant
to Landlord prior to notice or demand, at the address stated in the SECTION 42
(notices) or to such other person or place as Landlord may designate in writing.

         8. USE CLAUSE. Subject to the Permitted Use as defined in the Master
Lease, the Premises may be used for the purpose of the development, sale,
storage, distribution and marketing of medical insurance software, for general
office purposes and for no other purpose. Tenant shall obtain at its expense all
necessary permits and approvals which may be required by any governmental entity
or Master Landlord for Tenant's intended use of the Premises.

         9. DISCLOSURE OF HAZARDOUS MATERIALS.

                  9.1 LANDLORD'S KNOWLEDGE OF HAZARDOUS MATERIALS. Landlord
         hereby discloses to Tenant that to Landlord's actual knowledge without
         further investigation or inquiry, the list attached hereto as EXHIBIT B
         contains known Hazardous Materials (defined in SECTION 10.2) that are
         located in or about the Premises, the parking area that benefits the
         Premises, and the Project. Landlord has further set forth on EXHIBIT B
         those Hazardous Materials that are used in Landlord's business
         operations and that are located in or about the Premises. During the
         Transition Period, Landlord shall be permitted to maintain such
         Hazardous Materials that are reasonably necessary for Landlord's
         business operations ("LANDLORD'S HAZARDOUS MATERIALS"), so long as
         Landlord complies with applicable federal, state, and local government
         laws and regulations. Upon termination of the Transition Period,
         Landlord, at its sole cost and expense, shall remove Landlord's
         Hazardous Materials. Except with the respect to Landlord's Hazardous
         Materials, the Landlord shall have no obligation to remediate or remove
         any Hazardous Materials located in the Project. As used in this Lease,
         the term "LANDLORD'S ACTUAL KNOWLEDGE" shall mean to the actual
         knowledge of Brace Lyman.

                  9.2 ENVIRONMENTAL INDEMNITY. Landlord hereby releases,
         indemnifies, holds harmless and agrees to defend Tenant from and
         against any and all claims, causes of action, damages (including,
         without limitation, all foreseeable and unforeseeable consequential
         damages, injunction and other relief), fines, judgments, penalties,
         costs,

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         liabilities, losses or expenses (including, without limitation,
         attorneys' fees and reasonable investigative and discovery costs)
         arising prior to, during or after the Term on account of or in
         connection with, or directly or indirectly arising from: (a) the
         violation of any Environmental Laws by Landlord or anyone acting by,
         though, or under Landlord, including but not limited to Landlord's
         concessionaires, licensees, agents, employees or invitees (collectively
         "LANDLORD'S AGENTS"); (b) the presence, use, generation, storage,
         remediation, disposal or Release of Landlord's Hazardous Materials in,
         on, under, or above the Project attributable to the acts or omissions
         of Landlord or Landlord's Agents; (c) any breach of the representations
         and warranties of Landlord contained in this SECTION 9; (d) any
         violation of the obligations of Landlord contained in this SECTION 9;
         and (e) any violation by Landlord or Landlord's Agents of the
         obligations set forth in Sections 7.1 (Waste Disposal) and 7.2
         (Hazardous Materials) of the Master Lease. Without limitation of the
         foregoing, this indemnification shall include any and all costs
         incurred due to any investigations of the Project or any cleanup,
         removal, repair, remediation, detoxification or restoration and the
         preparation of any closure or other plans required or permitted by any
         governmental authority, to the extent caused by any act by Landlord or
         Landlord's Agents. Notwithstanding any other provision in this Lease to
         the contrary, Landlord's indemnities described in this SECTION 9.2
         shall not apply to any claims, causes of action, damages, fines,
         judgments, penalties, costs, liabilities, losses or expenses arising
         from or connected with any act or failure to act of Master Landlord,
         Tenant, or any other unrelated third party.

                  9.3 SURVIVAL. Landlord's representations, warranties,
         indemnifications and obligations under this SECTION 9 shall survive the
         expiration or termination of this Lease.

         10. PROHIBITED USES; HAZARDOUS MATERIALS.

                  10.1 PROHIBITED USES. The Premises shall not be used for any
         use which conflicts with the Master Lease, any existing declaration of
         restrictions or covenants recorded against or binding upon the
         Premises, the Project, or any existing mortgage or deed of trust.
         Tenant shall not do or permit anything to be done in or about the
         Premises which will obstruct or interfere with the rights of other
         tenants or occupants of the Project, or injure or annoy them or use or
         allow the Premises to be used for any improper, immoral, unlawful or
         objectionable purpose, nor shall Tenant cause, maintain or permit any
         nuisance in, on or about the Premises. Tenant shall not install,
         maintain or use an underground storage tank. Tenant shall not do or
         permit anything to be done which will invalidate or increase the cost
         of any fire, extended coverage or any other insurance policy covering
         the Premises, the Project and/or property located therein. Tenant shall
         promptly reimburse Landlord, as additional rent, the full amount of any
         additional premium charged Landlord or Master Landlord for any
         insurance policy by reason of Tenant's failure to comply with this
         Section and/or SECTION 11 (Compliance with Law); provided, such
         reimbursement shall not be Landlord's exclusive remedy, nor shall it
         limit or compromise any other rights granted Landlord by this Lease or
         by law or equity.

                  10.2 HAZARDOUS WASTES. Additionally, Tenant covenants that
         Tenant or anyone acting by, through, or under Tenant, including but not
         limited to Tenant's assignees, subtenants, concessionaires, licensees,
         agents, employees or invitees (collectively "TENANT'S AGENTS") will
         not, through its acts or omissions, cause or permit

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         any Hazardous Materials (defined below) to be placed, held, located,
         Released (defined below) or disposed of on, under or at the Premises.
         The term "HAZARDOUS MATERIALS" shall mean any substance or material
         which is defined as or included in the definition of "hazardous
         substances", "hazardous wastes", "hazardous materials", "extremely
         hazardous waste", "acutely hazardous wastes", "restricted hazardous
         waste", "toxic substances", or "known to cause cancer or reproductive
         toxicity" (as such phrase is defined by Proposition Sixty-Five in the
         State of California, or words of similar import), petroleum products
         (including crude oil or any fraction thereof) or any other chemical,
         substance or material which is prohibited, limited or regulated under
         any federal, state or local law, ordinance, regulation, order, permit,
         license, decree, common law or treaty now or hereafter in force
         regulating, relating to or imposing liability or standards concerning
         materials or substances known or suspected to be toxic or hazardous to
         health and safety, the environment or natural resources ("ENVIRONMENTAL
         LAWS"). "RELEASE" or "RELEASED" means any actual or threatened
         spilling, leaking, pumping, pouring, emitting, emptying, discharging,
         injecting, escaping, leaching, presence, dumping, migrating on or from
         the Project or adjacent property, or disposing of Hazardous Materials
         into the environment.

                  10.3 REMEDIATION. Notwithstanding anything else to the
         contrary herein, in the event any Hazardous Materials are discovered
         on, under or at the Premises (whether or not caused by an act or
         omission of Tenant or Tenant's Agents), Tenant shall immediately notify
         Landlord of any such discovery. If the Hazardous Materials have been
         placed, held, located, Released or disposed of by the acts or omissions
         of Tenant or Tenant's Agents (whether such Hazardous Materials are
         discovered by Landlord during the Term of this Lease or following the
         termination of the Lease), Tenant shall, at its sole cost and expense,
         comply with all Environmental Laws to remedy the situation, including,
         without limitation, promptly conducting a site assessment, taking
         immediate action required for containment of the Hazardous Materials,
         and preparing and implementing a plan for the clean-up of the Hazardous
         Materials. Landlord may at any time during the Term and within sixty
         (60) days thereafter, inspect the Premises for the existence of
         Hazardous Materials on the Premises placed, held, located, Released or
         disposed of by the acts or omissions of Tenant or Tenant's Agents. In
         the event Landlord discovers Hazardous Materials on the Premises
         placed, held, located, Released or disposed of by the acts or omissions
         of Tenant or Tenant's Agents, Tenant shall, at its sole cost and
         expense and upon demand of Landlord, reimburse Landlord for its costs
         to inspect the Premises and comply with Environmental Laws for the
         removal or remediation of the Hazardous Materials.

                  10.4 ENVIRONMENTAL INDEMNITY. Tenant hereby releases,
         indemnifies, holds harmless and agrees to defend Landlord and its
         Related Parties from and against any and all claims, causes of action,
         damages (including, without limitation, all foreseeable and
         unforeseeable consequential damages, injunction and other relief),
         fines, judgments, penalties, costs, liabilities, losses or expenses
         (including, without limitation, attorneys' fees and reasonable
         investigative and discovery costs) arising prior to, during or after
         the Term on account of or in connection with, or directly or indirectly
         arising from: (a) the violation of any Environmental Laws by Tenant or
         Tenant's Agents; (b) the presence, use, generation, storage,
         remediation, disposal or Release of Hazardous Materials in, on,

                                       7

<PAGE>

         under, or above the Project attributable to the acts or omissions of
         Tenant or Tenant's Agents; (c) any breach of the representations and
         warranties of Tenant contained in this SECTION 10; (d) any violation of
         the obligations of Tenant contained in this SECTION 10; (e) any
         violation by Tenant or Tenant's Agents of the obligations set forth in
         Sections 7.1 (Waste Disposal) and 7.2 (Hazardous Materials) of the
         Master Lease; and (f) any violation of the obligations of Tenant
         contained in this Lease regarding asbestos containing material ("ACM").
         Without limitation of the foregoing, this indemnification shall include
         any and all costs incurred due to any investigations of the Project or
         any cleanup, removal, repair, remediation, detoxification or
         restoration and the preparation of any closure or other plans required
         or permitted by any governmental authority, if caused by any act by
         Tenant or Tenant's Agents.

                  10.5 SURVIVAL. Tenant's representations, warranties,
         indemnifications and obligations under this SECTION 10 shall survive
         the expiration or termination of this Lease.

         11. COMPLIANCE WITH LAW.

                  11.1 PREMISES AND BUILDING. Landlord represents and warrants
         that to Landlord's actual knowledge without further investigation or
         inquiry, neither the Premises nor the building in which the Premises
         are located are in any material violation of any ordinance, rule, code,
         or regulation of any governmental agency. If applicable, Landlord will
         pursue its available remedies under the Master Lease in the event of
         any such material violation.

                  11.2 TENANT'S COMPLIANCE. Tenant shall obtain at its expense
         all necessary permits and approvals which may be required by any
         governmental entity for Tenant's use and occupancy of the Premises.
         Tenant shall not use the Premises or permit anything to be done in or
         about the Premises which will in any way conflict with any Legal
         Requirements. "LEGAL REQUIREMENTS" means all laws, statutes, codes,
         acts, ordinances, orders, judgments, decrees, injunctions, rules,
         regulations, permits, licenses, authorizations, directions and
         requirements of and agreements with all governments, departments,
         commissions, boards, courts, authorities, agencies, officials and
         officers, foreseen or unforeseen, ordinary or extraordinary, including,
         without limitation, any Environmental Laws, which now or at any time
         hereafter may be applicable to the Premises or any part thereof. Tenant
         shall, at its sole cost and expense, promptly comply with all Legal
         Requirements and requirements of any board of fire underwriters or
         other similar body now or hereafter constituted in relation to or
         affecting the condition, use or occupancy of the Premises, excluding
         structural changes not related to or affected by Tenant's improvements
         or acts.

                  11.3 CONDITION OF THE PREMISES. Tenant represents to Landlord
         that Tenant has inspected the Premises, (including an inspection to
         determine the existence of Hazardous Materials) and Landlord's title
         thereto prior to the execution and delivery of this Lease and has found
         the same to be satisfactory for all purposes hereunder and except as
         set forth in SECTION 1.2, TENANT ACCEPTS THEM IN THEIR "AS IS", "WHERE
         IS" CONDITION, SUBJECT TO ALL LEGAL REQUIREMENTS, ANY STATE OF FACTS
         WHICH AN ACCURATE SURVEY OR PHYSICAL INSPECTION OF THE PREMISES MIGHT
         SHOW, WITHOUT WARRANTIES,

                                       8

<PAGE>

         EITHER EXPRESS OR IMPLIED, "WITH ALL FAULTS", INCLUDING BUT NOT LIMITED
         TO BOTH LATENT AND PATENT DEFECTS, AND THE EXISTENCE OF HAZARDOUS
         MATERIALS, IF ANY. TENANT HEREBY WAIVES ALL WARRANTIES, EXPRESS OR
         IMPLIED, REGARDING THE TITLE, CONDITION AND USE OF THE PREMISES,
         INCLUDING, BUT NOT LIMITED TO ANY WARRANTY OF MERCHANTABILITY OR
         FITNESS FOR A PARTICULAR PURPOSE.

         Landlord's Initials: /s/ Bruce Lyman
                             -------------------------
         Tenant's Initials: /s/ Brian Barnard
                           ---------------------------

         12. ALTERATIONS. Tenant shall not make or allow to be made any
alterations, additions or improvements (sometimes referred to herein as
"ALTERATIONS") to or of the Premises, or any part thereof, without first (a)
complying with the provisions of SECTION 11 of this Lease with respect to such
Alterations, (b) complying with the provisions of Section 5.2 (Tenant's
Alterations) of the Master Lease, and (c) obtaining the written consent of
Master Landlord and Landlord, which consent may be conditioned upon the
requirement that upon demand by Master Landlord or Landlord on any expiration or
earlier termination of this Lease, Tenant shall remove immediately, at Tenant's
sole cost and expense, any Alterations and repair and restore the portion of the
Premises so altered to its original condition, reasonable wear and tear
excepted. Tenant shall not make any Alterations which reduce the value of the
Premises, which shall be determined in Landlord's sole discretion. For the
purposes of making or having made Alterations to the Premises, Tenant shall only
use a contractor that (x) has met the requirements set forth in SECTION 15 of
this Lease, and (y) has been approved in writing by Landlord. Unless Landlord
requires otherwise, all Alterations shall become the property of Landlord and
shall be surrendered with the Premises as a part thereof, at the expiration or
earlier termination of the Term. Plans setting forth in reasonable detail
Tenant's proposed Alterations must first be approved in writing by Landlord,
which approval shall not unreasonably be withheld. Notwithstanding anything in
this Lease to the contrary, as a condition to granting consent to any
alterations, improvements or additions to the Premises proposed by Tenant or
required by law or regulation, Landlord may require that Landlord or Landlord's
designee make such alterations, improvements or additions and/or remove any
friable ACM or ACM that may become friable as a result of such alterations,
improvements or additions, at Tenant's cost and expense. Tenant shall reimburse
Landlord upon demand for any costs and expenses incurred by Landlord in
connection with such alterations, improvements or additions, and/or the removal
of ACM. Tenant shall cooperate fully in accomplishing any ACM survey and removal
procedures required by this Lease or Environmental Laws. Tenant shall, if and as
necessary, and without abatement of rent, close for occupancy and use all or
part of the Premises, as reasonably required, pending the completion of ACM
removal.

         13. MAINTENANCE AND REPAIR.

                  13.1 TENANT'S OBLIGATIONS. Tenant shall, at Tenant's sole cost
         and expense, assume Landlord's maintenance obligations under the Master
         Lease. Without limiting the generality of the foregoing, Tenant will
         keep all the Premises and every part thereof in good condition and
         repair, including without limitation, the maintenance and repair of any
         entrances, vestibules, window casements and glass, showcases,
         skylights, glazing, HVAC system (both within or dedicated for the
         exclusive use of the Premises), plumbing pipes, electrical, wiring and
         conduits; damage thereto by fire, earthquake or other insured

                                       9

<PAGE>

         casualty, act of God, or the elements excepted. If Landlord requests,
         Tenant shall continuously maintain a service contract on the HVAC
         system and provide Landlord with a copy of the same. Such contract
         shall be with a reputable licensed heating and air conditioning
         company. If Tenant does not maintain the Premises as required under
         this SECTION 13.1 promptly and adequately, Landlord may, but need not,
         do so and Tenant shall immediately upon demand pay Landlord's cost
         therefor. Tenant hereby waives all right to make repairs at the expense
         of Landlord as provided under any law, statute, ordinance now or
         hereafter in effect. Tenant shall, upon the expiration or sooner
         termination of this Lease, surrender the Premises to Landlord in the
         same condition as when received, broom clean, ordinary wear and tear
         and damage by casualty excepted.

                  13.2 LANDLORD'S OBLIGATIONS. Notwithstanding the foregoing,
         Landlord shall cooperate with Tenant in reasonably enforcing the Master
         Landlord's maintenance obligations as set forth in Sections 6.2 and 6.3
         of the Master Lease with respect to the Premises, the buildings, and
         the common area of the Project. Upon expiration of the Transition
         Period, Tenant may directly contact the Master Landlord in writing with
         respect to maintenance and repairs required to be performed by the
         Master Landlord under the Master Lease. Tenant agrees to provide
         Landlord a copy of all notices and written correspondence with the
         Master Landlord. Except as expressly provided to the contrary herein,
         in no event shall Landlord be required to make any repairs to the roof,
         exterior and structural parts of the building, HVAC or other building
         service equipment and/or utility facilities serving any portion of the
         common areas of the Project, or any other obligations of the Master
         Landlord under the Master Lease.

                  13.3 TENANT'S ACM OBLIGATIONS. Notwithstanding anything to the
         contrary contained in this Lease, Tenant, at its sole cost and expense,
         shall survey the ACM, if any, within the Premises from time to time,
         though no less often than annually. Such survey shall be conducted by
         an asbestos consultant selected by Landlord and certified by the
         Environmental Protection Agency ("EPA CONTRACTOR") pursuant to the
         procedures set forth in the Asbestos Hazard Emergency Response Act, and
         regulations promulgated thereunder and the National Emissions Standards
         for Hazardous Air Pollutants. Evidence of such survey, reasonably
         satisfactory to Landlord, shall be submitted to Landlord upon
         completion. If the survey shows the presence of any ACM which is
         friable or which may become friable during the ordinary course of
         Tenant's business, Tenant shall cause such ACM to be removed at
         Tenant's expense by an EPA Contractor.

         14. ADA COMPLIANCE. Landlord represents that to Landlord's actual
knowledge without further investigation or inquiry, the Premises comply with the
provisions of the Americans with Disabilities Act ("ADA") in effect as of the
date this Lease is executed by Landlord. The cost of compliance with the ADA
shall be the obligation of Master Landlord and Tenant.

         15. LIENS. Tenant shall keep the Premises free from any liens arising
out of any work performed, materials furnished, or obligations incurred by or
for Tenant. Tenant shall require any contractor or other person performing work
on the Premises, including, without limitation, in connection with any
Alterations, to be licensed by the state in which the Premises are located and
to obtain a performance, completion and payment bond naming Landlord as an
additional obligee and releasing the Premises from any lien claimed, which bond
shall be in an

                                       10

<PAGE>

amount equal to one and one-fourth (1-1/4) times the estimated cost of such
work. If Tenant shall be in default in paying any charge for which a bond or
other lien claim has been filed and shall not have given Landlord security to
protect the Premises, the Project and Landlord, then Landlord may, but shall not
be obligated to, pay the claim. Any costs and attorneys' fees incurred by
Landlord in connection therewith, shall be immediately due and owing from Tenant
to Landlord. Tenant may contest the validity and/or amount of any lien imposed
on the Premises, provided Tenant has caused such lien to be released of record
by payment or posting of a proper bond.

         16. OPERATION. Tenant will install fixtures, initially open and operate
the Premises in a manner consistent with the other tenants in the Project.
Nothing in this Lease shall be interpreted as a requirement to continuously
operate in the Premises. Tenant agrees to give Landlord at least thirty (30)
days notice of the date that Tenant anticipates ceasing operations on the
Premises.

         17. UTILITIES.

                  17.1 TRANSITION PERIOD. During the Transition Period, all
         utilities shared by Landlord and Tenant shall remain in the name of the
         Landlord, with the cost of such utilities ratably allocated between
         Landlord and Tenant based upon Landlord's Allocated Share and Tenant's
         Allocated Share. Landlord shall provide Tenant with a monthly statement
         for such utilities. Tenant agrees to pay as additional rent Tenant's
         Allocated Share of such utilities within ten (10) days after being
         invoiced by Landlord.

                  17.2 REMAINING TERM. Immediately after expiration of the
         Transition Period, Tenant shall pay directly to the Master Landlord,
         before delinquency, all utility deposits and fees including any present
         or future installation, hook-up and/or service charges, together with
         any taxes thereon, for water, electricity, sewage, gas, telephone and
         any other utility services supplied to the Premises. Tenant shall not
         install any equipment which will exceed or overload the capacity of
         existing utility facilities. If any equipment installed by Tenant shall
         require additional utility facilities, Tenant shall first obtain
         Landlord's written consent to such installation and such installation
         shall be at Tenant's expense. If any utility charges are not paid when
         due, Landlord may pay the same and any amount so paid by Landlord shall
         be immediately due and owing from Tenant to Landlord as additional
         rent.

         18. RULES AND REGULATIONS. Tenant shall comply with all rules and
regulations from time to time promulgated by Master Landlord or Landlord.
Neither Master Landlord nor Landlord shall be responsible to Tenant for the
non-performance by any other tenant or occupant of the Project of any of such
rules and regulations.

         19. ENTRY BY LANDLORD. Landlord reserves for itself and the Master
Landlord and shall at any reasonable time have the right to enter the Premises
in a commercially reasonable manner to inspect the same, to remediate Hazardous
Materials, to perform ACM surveys, to submit the Premises to prospective
purchasers or tenants, to post notices of non-responsibility, and to repair the
Premises.

                                       11

<PAGE>

         20. COMMON AREA; ASSESSMENTS.

                  20.1 COMMON AREA OF PROJECT. Tenant shall have the right to
         use and enjoy the common areas that are designated as such in the
         Master Lease, on the terms and conditions set forth in the Master
         Lease. As additional rent, Tenant shall pay Tenant's Share (as such
         term is defined in the Master Lease) with respect to the common areas
         of the Project and the building in which the Premises are located.
         During the Transition Period, the Common Operating Expenses (as such
         term is defined in the Master Lease) shall be allocated between
         Landlord and Tenant in accordance with SECTION 1.2. During the
         Transition Period, Tenant agrees to pay as additional rent Tenant's
         Allocated Share of the Common Operating Expenses within ten (10) days
         after being invoiced by Landlord. After expiration of the Transition
         Period, Tenant shall pay directly to Master Landlord Tenant's Share of
         Common Operating Expenses on or prior to the date payment is required
         therefor by Master Landlord.

                  20.2 COMMON AREA OF PREMISES DURING TRANSITION PERIOD. During
         the Transition Period, the Parties shall cooperate in good faith in
         maintaining and operating the common areas of the Premises as outlined
         in EXHIBIT A (the "TRANSITION PERIOD COMMON AREA") in a first class and
         business like manner (including but not limited to maintaining a
         minimum noise level). The Parties further agree that with respect to
         the IT lab shared by the Parties during the Transition Period, neither
         Party (including officer, directors, employees, agents and invitees)
         shall use, disturb or interfere with the other Parties phone switches,
         servers, or other equipment or property located in or about the IT lab.
         Moreover, the Parties and their respective employees, agents and
         invitees shall not enter into any office area or other prohibited area
         of the other Party as outlined on EXHIBIT A (and as may be designated
         from time to time in writing by the Parties) without the prior consent
         of the other Party. The Parties shall cause their officers, directors,
         employees, agents and invitees to comply with that certain
         Non-Disclosure Agreement between Landlord and Tenant dated the 1st day
         of February, 2000 (the "NON-DISCLOSURE AGREEMENT").

         21. PARKING. Subject to the Master Lease, Tenant shall be entitled to
3.8 parking stalls per 1,000 square feet of the Premises leased to Tenant
hereunder. Tenant shall also have the non-exclusive right to use Landlord's
designated visitor parking area.

         22. TAXES. All taxes allocated to Landlord under the Master Lease shall
be paid, when due, by Tenant. Tenant agrees to pay all taxes connected with
Tenant's equipment and trade fixtures located upon the Premises. Notwithstanding
the foregoing, real property taxes associated with the Premises shall be
allocated ratably between Landlord and Tenant during the Transition Period based
upon their respective Allocated Shares.

         23. INSURANCE; INDEMNIFICATION.

                  23.1 INDEMNIFICATION. Tenant hereby indemnifies, holds
         harmless and agrees to defend Landlord and Master Landlord and their
         Related Parties from and against all claims, damages, expenses
         (including, without limitation, attorneys' fees and reasonable
         investigative and discovery costs), liabilities and judgments on
         account of injury to persons, loss of life, or damage to property
         occurring on the Premises, the Project, the

                                       12

<PAGE>

         common areas, and the ways immediately adjoining the Premises and the
         Project, caused by the active or passive negligence or willful
         misconduct of Tenant, its agents, servants, or employees; provided,
         Tenant does not indemnify Landlord against any injury, loss of life, or
         damage which is caused by the active or passive negligence or willful
         misconduct of Landlord, its agents, servants or employees. Landlord
         hereby indemnifies, holds harmless and agrees to defend Tenant and its
         Related Parties from and against all claims, damages, expenses
         (including, without limitation, attorneys' fees and reasonable
         investigative and discovery costs), liabilities and judgments, on
         account of injury to persons, loss of life, or damage to property
         occurring in the Premises, the Project, the common areas, and the ways
         immediately adjoining the Premises and the Project caused by the active
         or passive negligence or willful misconduct of Landlord, its agents,
         servants or employees; provided, Landlord does not indemnify Tenant
         against any injury, loss of life or damage which is caused by the
         active or passive negligence or willful misconduct of Tenant, or
         Tenant's agents, servants or employees. The Parties' obligations with
         respect to indemnification hereunder shall remain effective
         notwithstanding the expiration or termination of this Lease, as to
         claims or liability arising or accruing prior to the expiration or
         termination of this Lease.

                  23.2 WAIVER OF CERTAIN RIGHTS. With respect to any loss or
         damage that may occur to the Premises (or any improvements thereon) or
         the respective property of the Parties therein, arising from any peril
         customarily insured under a special form (all risk) insurance policy,
         regardless of the cause or origin, excluding willful acts but including
         negligence of the Parties, their agents, servants or employees, the
         Party required to carry such insurance and suffering such loss hereby
         releases the other Party from all claims with respect to such loss
         except as specifically provided in SECTIONS 12 (alterations), 13
         (maintenance and repair), and 24 (damage and destruction); and Landlord
         and Tenant mutually agree that their respective insurance companies
         shall have no right of subrogation against the other Party or the
         Master Landlord on account of any such loss, and each Party shall
         procure from its respective insurers under all policies of insurance a
         waiver of all rights of subrogation against the other Party and the
         Master Landlord which the insurance might otherwise have under such
         policies.

                  23.3 LIABILITY INSURANCE COVERAGE AND LIMITS. During the
         Transition Period, Tenant and Landlord each agrees to maintain and/or
         cause to be maintained, at no cost to the other Party, liability
         insurance insuring its interests against claims for personal injury,
         bodily injury, death and property damage occurring on, in or about the
         Premises and the ways immediately adjoining the Premises, with a
         "Combined Single Limit" (covering personal injury, bodily injury
         liability and property damage liability) of not less than Five Million
         Dollars ($5,000,000) for total claims for any one occurrence. Any
         insurance required to be provided under this Section may be in the form
         of blanket liability coverage so long as the blanket policy does not
         reduce the limits nor diminish the coverage required herein. After
         expiration of the Transition Period, Landlord shall not be required to
         maintain liability insurance as described in this SECTION 23.3.

                  23.4 OTHER INSURANCE. During the Transition Period, Landlord
         shall maintain such other policies of insurance as may be required
         under the Master Lease. Unless otherwise agreed to by the Parties, the
         cost of such other policies of insurance shall be ratably allocated
         between Landlord and Tenant based upon Landlord's Allocated Share

                                       13

<PAGE>

         and Tenant's Allocated Share. Landlord shall provide Tenant with a
         monthly statement of the cost of such other policies of insurance.
         Tenant agrees to pay as additional rent Tenant's Allocated Share of
         such cost of insurance within ten (10) days after being invoiced by
         Landlord. After expiration of the Transition Period, Tenant shall be
         solely responsible to maintain all policies of insurance as required
         (or may be required) under Section 9.1 of the Master Lease.

                  23.5 POLICY REQUIREMENTS. All policies of insurance shall (a)
         comply with the requirements of Sections 9.1 and 9.3 of the Master
         Lease, (b) insure the performance by Landlord or Tenant, as the case
         may be, of the indemnity agreements contained herein and in the Master
         Lease, and (c) contain a provision that the insurance company will
         furnish Master Landlord, Landlord and Tenant thirty (30) days advance
         written notice of any cancellation or lapse, or the effective date of
         any reduction in the amounts or scope of coverage. Each Party shall
         promptly notify the other Party and the Master Landlord of any asserted
         claim with respect to which such Party is or may be indemnified against
         hereunder and shall deliver to such Party and Master Landlord copies of
         process and pleadings.

                  23.6 CONTRACTOR'S INSURANCE. During the period of any
         construction on the Premises by or at the request of any Party, such
         Party agrees to obtain or require its contractor to obtain and
         thereafter maintain so long as such construction activity is occurring,
         at least the following minimum insurance coverage:

                           (a) Workers' compensation - statutory limits;

                           (b) Employer's liability - One Hundred Thousand
                  Dollars ($100,000);

                           (c) Comprehensive general liability and commercial
                  automobile liability with both Parties named as an additional
                  insureds, as their interests may appear, in accordance with
                  the following:

                                    (i) "Combined Single Limit" (covering
                           personal injury liability, bodily injury liability,
                           and property damage liability) of not less than Five
                           Million Dollars ($5,000,000) for total claims for any
                           one occurrence;

                                    (ii) Independent Contractor's Liability or
                           Owner's Protective Liability with the same coverage
                           as set forth in (i) above;

                                    (iii) Products/Completed Operations Coverage
                           which shall be kept in effect for two (2) years after
                           completion of work;

                                    (iv) "XCU" Hazard Coverage, if applicable;

                                    (v) "Broad Form" Property Damage
                           Endorsements;

                                    (vi) "Personal Injury" Endorsements; and

                                    (vii) "Blanket Contractual Liability"
                           Endorsement.

                                       14

<PAGE>

                  23.7 WORKERS' COMPENSATION INSURANCE. Tenant agrees to
         maintain and keep in force, during the Term all Workers' Compensation
         and Employers' Liability Insurance required under applicable Workers'
         Compensation Acts.

         24. DAMAGE AND DESTRUCTION.

                  24.1 MASTER LANDLORD'S DUTY TO REPAIR. If the Premises or
         access to it is wholly or partially destroyed by fire or other casualty
         ("CASUALTY EVENT"), the Master Landlord shall be obligated to restore
         the Premises, unless the Master Lease is terminated by Landlord or
         Master Landlord under the Master Lease. Tenant hereby acknowledges that
         Landlord shall not in any event be required to repair or restore the
         Premises.

                  24.2 TERMINATION BY MASTER LANDLORD. Tenant hereby
         acknowledges that the Master Lease may be terminated by Master Landlord
         after a Casualty Event in accordance with Section 11.2 of the Master
         Lease. If Master Landlord elects to so terminate the Master Lease, this
         Lease shall automatically terminate.

                  24.3 TERMINATION BY TENANT. Landlord hereby agrees that
         Landlord will not terminate the Master Lease in accordance with Section
         11.3 of the Master Lease after a Casualty Event without the prior
         written consent of Tenant.

                  24.4 ABATEMENT OF RENT. If Landlord's rent under the Master
         Lease abates after a Casualty Event in accordance with Section 11.4 of
         the Master Lease, rent hereunder shall abate in the same manner and to
         the same extent as provided in Section 11.4 of the Master Lease.

         25. CONDEMNATION.

                  25.1 TERMINATION BY MASTER LANDLORD. Tenant hereby
         acknowledges that if all or any material part of the Premises shall be
         condemned or taken by any public authority or by any other person or
         corporation under any statute, by eminent domain or by any transfer in
         lieu thereof ("TAKING"), the Master Lease is subject to termination by
         Master Landlord in accordance with Section 12.1 of the Master Lease. If
         Master Landlord so elects to terminate the Master Lease as a result of
         a Taking, this Lease shall automatically terminate.

                  25.2 TERMINATION BY TENANT. In the event of a Taking, Landlord
         hereby agrees that Landlord will not terminate the Master Lease
         pursuant to Sections 12.2 and 12.4 of the Master Lease without the
         prior written consent of Tenant.

                  25.3 RESTORATION. If the Master Lease is not terminated after
         a Taking, Master Landlord shall be solely obligated to restore the
         remaining portion of the Premises.

                  25.4 ABATEMENT OF RENT. If Landlord's rent under the Master
         Lease abates as a result of a Taking in accordance with Section 12.3 or
         Section 12.4 of the Master Lease, rent hereunder shall abate in the
         same manner and to the same extent as provided in Section 12.3 and
         Section 12.4 of the Master Lease.

                                       15

<PAGE>

         26. SIGNS.

                  26.1 GENERALLY. Tenant may place signs on the Premises upon
         the terms and conditions specified in the Sign Criteria, Declaration of
         Covenants, Conditions, and Restrictions of Montague Park (the "SIGN
         DECLARATION") attached to the Master Lease as Exhibit D, as the same
         may be amended from time to time, so long as Tenant first obtains the
         approval of Master Landlord (if required by the Master Lease ) and the
         Approving Agent (as defined in the Sign Declaration) for the location
         and design of any lobby door signs, exterior signs and window display
         signs on the Premises, PROVIDED, HOWEVER, that during the Transition
         Period, and with such approval as may be required as described above,
         Landlord and Tenant may, at their sole expense respectively, place
         their logos on the lobby doors and/or on the lobby walls. Landlord and
         Tenant agree to cooperate in good faith in the placement of any
         approved lobby signage or lobby door decals. Any permitted sign shall
         be of a neat character and design, and shall advertise or refer only to
         the kind and character of business which Tenant is permitted to conduct
         on the Premises. No signs shall be displayed by Tenant and no
         showcases, merchandise, obstructions, or any advertising device of any
         kind whatsoever shall be placed by Tenant in or on the sidewalks, or
         other Common Area of the Project, and Tenant shall not install any
         awnings on the Premises without Landlord's prior written consent.

                  26.2 EXISTING MONUMENT SIGN. During the Term, Tenant shall
         have the right, at its sole cost and expense and subject to any
         required approvals under the Master Lease, to display its logo or
         design in the position to which Landlord is entitled on the existing
         Project monument sign, PROVIDED, HOWEVER, that during the Transition
         Period, subject to any approvals required under the Master Lease, both
         Landlord and Tenant may display their respective logo or design in
         Landlord's position on the existing Project monument with each Party
         responsible for the expense of its respective logo or design. The
         Parties agree to cooperate in good faith in the design and display of
         such logos and designs during the Transition Period.

         27. ASSIGNMENT, SUBLETTING, AND ENCUMBRANCES.

                  27.1 LANDLORD'S CONSENT REQUIRED. Tenant shall not voluntarily
         or involuntarily assign, transfer, mortgage, pledge or encumber this
         Lease or any interest therein, and shall not sublet the Premises or any
         part thereof without the prior written consent of Master Landlord and
         Landlord. Master Landlord's consent shall be obtained in accordance
         with the Master Lease. Landlord's consent (i) may be withheld in the
         sole discretion of Landlord during the Transition Period, and (ii) may
         not be unreasonably withheld by Landlord after expiration of the
         Transition Period. Any attempt by Tenant to assign its interest in this
         Lease or sublet the Premises without such consent shall be null and
         void and shall be deemed a breach of this Lease by Tenant. Any such
         assignment or sublease to which Master Landlord and Landlord consent
         shall comply with the terms of this Lease and the Master Lease.

                  27.2 TENANT'S APPLICATION TO ASSIGN OR SUBLEASE. If Tenant
         desires at any time to assign this Lease or sublet the Premises or any
         portion thereof, Tenant shall submit to Landlord, at least sixty (60)
         days prior to the proposed effective date of the assignment or sublease
         ("PROPOSED EFFECTIVE DATE"), in writing: (a) a notice of intention

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<PAGE>

         to assign or sublease setting forth the Proposed Effective Date, which
         shall be not less than sixty (60) days after Landlord's receipt of such
         notice; (b) the name of the proposed subtenant or assignee and resume
         setting forth the business experience of the proposed subtenant or
         assignee; (c) the nature of the proposed subtenant's or assignee's
         business to be carried on in the Premises; (d) the terms and provisions
         of the proposed sublease or assignment; (e) such financial information
         as Landlord or Master Landlord may require concerning the proposed
         subtenant or assignee, including, without limitation, a financial
         statement of the proposed subtenant or assignee compiled by a certified
         public accountant; (f) references Landlord may call upon to verify any
         representations made with respect to the proposed subtenant or
         assignee, as well as its reputation for timely payment of obligations;
         and (g) such other information as may be required by the Master
         Landlord under the Master Lease. Landlord will notify Tenant of its
         approval or disapproval of the proposed sublease or assignment prior to
         the Proposed Effective Date.

                  27.3 LANDLORD'S OPTION TO TERMINATE. If Landlord does not
         consent to Tenant's proposed sublease or assignment pursuant to SECTION
         27.1 of this Lease, then by written notice to Tenant at any time within
         thirty (30) days after Landlord's receipt of the information specified
         in SECTION 27.2 of this Lease, Landlord may, but shall not be required
         to elect:

                           (a) to sublease the Premises or such portion thereof
                  to be subleased by Tenant, or to take an assignment of
                  Tenant's leasehold estate hereunder or such part thereof as
                  shall be specified in such notice, upon the same terms as
                  those offered to the proposed subtenant or assignee, as the
                  case may be; or

                           (b) to terminate this Lease as to the portion of the
                  Premises so proposed to be subleased or assigned, with a
                  proportionate abatement in the rent payable hereunder.

                           No termination of this Lease shall become effective
                  without the prior written consent of the holder of any first
                  deed of trust to which this Lease is subject.

                  27.4 ASSIGNMENT OR SUBLEASE PROFIT. Unless otherwise agreed to
         by the Parties in writing, for any approved assignment or sublease of
         all or a portion of the Premises where the rent reserved in the
         assignment or sublease exceeds the rent or pro rata portion of the
         rent, as the case may be, for such space reserved in this Lease, Tenant
         shall pay Landlord monthly, as additional rent, at the same time as the
         payment of rent required hereunder, the excess of the rent reserved in
         the assignment or sublease over the rent reserved in this Lease
         applicable to the assigned or subleased space. For any approved
         assignment or sublease of this Lease or the Premises, Tenant shall pay
         Landlord, immediately upon receipt, all consideration received by
         tenant as a result of such assignment or sublease.

                  27.5 FEES FOR REVIEW. If Tenant shall apply for an assignment,
         sublease, or encumbrance under this SECTION 27, Tenant shall pay to
         Landlord an application fee equal to the greater of (a) the sum of Five
         Hundred Dollars ($500.00) as a non-refundable fee for Landlord's time
         and processing incurred in connection with reviewing such

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<PAGE>

         application and (b) such fee and costs that may assessed against
         Landlord by the Master Landlord to review such proposed assignment. In
         addition to such fee, Tenant shall pay to Landlord, if Landlord retains
         the services of an attorney to review such application, all reasonable
         attorneys' fees incurred by Landlord in connection with such review, in
         an amount not to exceed One Thousand and no/100 Dollars ($1,000) in
         each instance, unless otherwise agreed to by the Parties in writing.
         Tenant's obligation to pay Landlord such amounts as described in this
         SECTION 27.5 shall be payable regardless of whether consent to the
         proposed transfer is granted by Landlord and/or Master Landlord.

                  27.6 NO RELEASE OF TENANT OR GUARANTOR. No assignment or
         subletting by Tenant shall relieve Tenant or any guarantor of any
         obligation to be performed by Tenant under this Lease, whether
         occurring before or after such assignment or subletting. The acceptance
         of rent by Landlord from any other person shall not be deemed to be a
         waiver by Landlord of any provision, or other transfer or be a release
         of Tenant or any guarantor from any obligation under this Lease or
         under any guaranty documents, as the case may be.

                  27.7 ASSUMPTION OF OBLIGATIONS. Each permitted assignee or
         sublessee shall assume all obligations of Tenant under this Lease and
         shall be and remain liable jointly and severally with Tenant for the
         payment of rent, and for the due performance of all the terms,
         covenants, conditions and agreements herein contained on Tenant's part
         to be performed for the term of this Lease, including payment of the
         full amount of rent set forth in the assignment or sublease. No
         assignment or sublease shall be binding on Landlord unless Landlord
         shall have given its written consent thereto and such assignee or
         sublessee shall deliver to Landlord a fully executed original of such
         assignment or sublease and an instrument in recordable form which
         contains a covenant of assumption by the assignee or sublessee
         satisfactory in substance and form to Landlord consistent with the
         above requirements (but the failure or refusal of the assignee to
         execute such instrument of assumption shall not release or discharge
         the assignee from its liability).

                  27.8 ASSIGNMENT. For purposes of this SECTION 27, each of the
         following shall constitute an "ASSIGNMENT": (a) if Tenant is a
         partnership, a withdrawal or change, voluntarily, involuntarily, or by
         operation of law, of any partner or the dissolution of the partnership;
         (b) if Tenant consists of more than one person, a purported assignment,
         voluntarily, involuntarily, or by operation of law, from one person to
         another; (c) if Tenant is a corporation (whose stock is not traded
         through an exchange or over the counter) any liquidation, dissolution,
         merger, consolidation or other reorganization of Tenant, or the sale,
         exchange, trade, assignment, hypothecation or other transfer of an
         aggregate of twenty five percent (25%) or more of the capital stock of
         Tenant, or the sale of an aggregate of twenty five percent (25%) or
         more of the value of the assets of Tenant; and (d) such event or events
         that are deemed to be an assignment under the Master Lease.

                  27.9 VESTING. Landlord's rights under this SECTION 27
         irrevocably vest upon receipt of Tenant's notice of intent to assign,
         encumber or sublease, and no attempted withdrawal of such notice by
         Tenant shall affect such rights.

         28. HOLDING OVER. This Lease shall terminate without further notice at
the expiration of the Term. Any holding over by Tenant after expiration of the
Term shall not

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<PAGE>

constitute a renewal or extension of the Lease or give Tenant any rights in or
to the Premises except as expressly provided in this Lease. Any holding over
after such expiration with the written consent of Landlord and Master Landlord
shall be construed to be a tenancy from month to month on the same terms and
conditions herein specified insofar as applicable except that rent payable
hereunder shall be increased to an amount equal to 150% of the monthly rent
payable during the last full calendar month of the Term.

         If Tenant holds over after the expiration or earlier termination of the
Lease term without the written consent of Landlord and Master Landlord, Tenant
shall become a tenant at sufferance only, at a rental rate equal to 175% of the
monthly rent payable during the last full calendar month of the Term, and
otherwise upon the terms, covenants and conditions of this Lease. Acceptance by
Landlord of rent after such expiration or earlier termination shall not
constitute a consent to a holdover hereunder or result in a renewal. The
provisions of this SECTION 28 are in addition to and do not affect Landlord's or
Master Landlord's right of reentry or any other rights of Landlord hereunder or
of Master Landlord under the Master Lease or as otherwise provided by law.

         If Tenant fails to surrender the Premises upon the termination of this
Lease, Tenant shall indemnify and hold Landlord and Master Landlord harmless
from any loss or liability resulting from such failure to surrender, including,
without limitation, any claims made by any succeeding tenant arising out of such
failure.

         29. QUIET ENJOYMENT. Subject to the provisions of this Lease and the
Master Lease, and conditioned upon performance of all of the provisions to be
performed by Tenant hereunder, Landlord shall secure to Tenant during the Term
the quiet and peaceful possession of the Premises and all rights and privileges
appurtenant thereto.

         30. SUBORDINATION & ATTORNMENT; ESTOPPEL CERTIFICATES. This Lease is
junior, subject, and subordinate to all ground leases, the Master Lease,
mortgages, deeds of trust, and other security instruments of any kind now or in
the future encumbering the Premises, the Project, or any portion thereof. Tenant
covenants and agrees to execute and deliver upon demand such further instruments
evidencing such subordination of this Lease as may be requested by Landlord. In
the event of the foreclosure of any such lien or encumbrance, or the transfer of
title to or Landlord's leasehold interest in the Premises or the Project, Tenant
shall attorn to the transferee, and will recognize such transferee as Landlord
under this Lease provided Tenant's right to quiet possession of the Premises is
not affected as a result of such foreclosure or transfer and that Tenant
receives a notice from Landlord informing Tenant of such change. Tenant shall at
any time and from time to time upon not less than fifteen (15) days prior notice
from Landlord, execute, acknowledge and deliver to Landlord, Master Landlord or
any proposed mortgagee, purchaser or successor in interest, a statement in
writing certifying that this Lease is unmodified and in full force and effect
(or if there have been modifications, that the same are in full force and effect
as modified and stating the modifications) and the dates to which the rent and
other charges 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 this Lease and, if so, specifying
each such default of which Tenant may have knowledge, and stating such other
reasonable matters as Landlord may request. Tenant acknowledges that any such
statement delivered pursuant to this Section may be relied upon by

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<PAGE>

Landlord, any prospective mortgagee, ground lessor, Master Landlord or other
like encumbrance thereof or any assignee of any such encumbrance upon the
Premises or the Project.

         31. DEFAULT BY TENANT. The occurrence of any one or more of the
following events shall be deemed a default ("DEFAULT"):

                  31.1 Tenant shall fail to pay any rent to Landlord when the
         same is due, and such failure continues for three (3) days after
         Landlord has given Tenant written notice specifying the amount due (it
         being agreed, however, Landlord shall have no obligation to give Tenant
         more than three (3) of such notices in any calendar year); provided,
         any such notice shall be in lieu of, and not in addition to, any
         statutory unlawful detainer notice provided for in the state in which
         the Premises are located.

                  31.2 Tenant shall fail to observe and perform any other
         provision of this Lease to be observed or performed by Tenant, where
         such failure continues for twenty (20) days (except where a different
         period of time is specified in this Lease) after written notice by
         Landlord to Tenant; provided, that any such notice shall be in lieu of,
         and not in addition to, any statutory unlawful detainer notice provided
         for in the state in which the Premises are located. If the nature of
         such default is such that the same cannot be cured within such twenty
         (20) day period, Tenant shall not be deemed to be in default if Tenant
         shall within such period commence such cure and thereafter diligently
         prosecute the same to completion.

                  31.3 Tenant shall file a voluntary petition in bankruptcy or a
         petition or answer seeking a reorganization, arrangement, composition,
         readjustment, liquidation, dissolution or other relief of the same or
         different kind under any provision of the bankruptcy laws, or Tenant
         shall make an assignment for the benefit of creditors;

                  31.4 An involuntary petition in bankruptcy against Tenant or
         petition or answer made by a person other than Tenant seeking a
         reorganization, arrangement, composition, readjustment, liquidation,
         dissolution or other relief against Tenant of the same or different
         kind under any provision of the bankruptcy laws is filed or if a
         receiver is appointed having jurisdiction of the business property or
         assets of Tenant on the Premises, and, in any of such events, if Tenant
         shall not properly commence and expeditiously pursue action to dismiss
         any such involuntary petition or answer or to vacate such receivership
         and, if after diligently exhausting Tenant's remedies, such petition
         shall not be dismissed or the receivership vacated;

                  31.5 Tenant makes or has made or furnishes any warranty,
         representation or statement to Landlord in connection with this Lease,
         or any other agreement to which tenant and Landlord are parties, which
         is or was false or misleading in any material respect when made or
         furnished;

                  31.6 Tenant fails to cause a release, within ten (10) days
         after receipt by Tenant of a notice informing Tenant of the filing of
         any lien arising out of any work performed, materials furnished, or
         obligations incurred by or for Tenant, which has been filed against the
         Premises;

                                       20

<PAGE>

                  31.7 Tenant attempts to transfer, assign, sublet or permit the
         occupancy of the Premises in contravention of SECTION 27 of this Lease;

                  31.8 Tenant vacates or abandons the Premises; or

                  31.9 Tenant's act or failure to act that results in a default
         under the Master Lease.

                  31.10 Tenant's default under the Non-Disclosure Agreement
         described in SECTION 20.2.

         32. REMEDIES.

                  32.1 RIGHTS AND REMEDIES. Upon the occurrence of a Default,
         Landlord shall have, in addition to any other rights or remedies
         provided in this Lease or otherwise available at law or in equity, the
         following rights and remedies:

                           (a) Landlord shall have the immediate right to
                  re-enter the Premises and expel Tenant or any person or
                  persons occupying the same, with or without legal process, and
                  in any such event, Tenant agrees to peacefully and quietly
                  yield-up and surrender the Premises to Landlord.

                           (b) Landlord may elect to either terminate this Lease
                  by giving written notice to Tenant or from time to time and
                  without terminating this Lease (or Tenant's right to
                  possession of the Premises), attempt to relet the Premises or
                  any part thereof for such term or terms (which may be for a
                  term extending beyond the Term of this Lease) and at such
                  rental and upon such other terms and conditions as Landlord
                  deems advisable; provided, Landlord shall use its good faith
                  efforts to obtain the best terms and conditions available
                  thereon using reasonable business judgment under the
                  circumstances. Upon any such reletting, Tenant shall
                  immediately vacate the Premises and Tenant shall be
                  immediately liable to pay to Landlord the cost and expense of
                  such reletting, the cost of any alterations and repairs
                  reasonably deemed necessary by Landlord to affect such
                  reletting and the amount, if any, by which the rent reserved
                  in this Lease for the period of such reletting (but not beyond
                  the Term of this Lease then in effect) exceeds the amount
                  agreed to be paid as rent for the Premises for such period of
                  reletting.

                           (c) If Landlord elects to terminate this Lease,
                  Landlord may recover from Tenant:

                                    (i) The worth at the time of award of the
                           unpaid rent which had been earned at the time of
                           termination;

                                    (ii) The worth at the time of award of the
                           amount by which the unpaid rent which would have been
                           earned after termination until the time of award
                           exceeds the amount of such rental loss that Tenant
                           proves could have been reasonably avoided;

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<PAGE>

                                    (iii) The worth at the time of award of the
                           amount by which the unpaid rent for the balance of
                           the term then in effect after the time of award
                           exceeds the amount of such rental loss that Tenant
                           proves could be reasonably avoided;

                                    (iv) Any other amounts necessary to
                           compensate Landlord for all the detriment proximately
                           caused by Tenant's failure to perform its obligations
                           under this Lease or which in the ordinary course of
                           things would be likely to result therefrom; and

                                    (v) At Landlord's election, such other
                           amounts in addition to or in lieu of the foregoing as
                           may be permitted from time to time by applicable law
                           of the State of which the Premises are located.

                  The "WORTH AT THE TIME OF AWARD" of the amounts referred to in
                  SUBSECTIONS (i), (ii) and (iii) shall be computed by
                  discounting such amount at a rate equal to one percent (1%)
                  plus the discount rate then in effect at the Federal Reserve
                  Bank of San Francisco. If any loss shall limit the amount of
                  such liquidated final damages to less than the amount above
                  agreed upon, Landlord shall be entitled to the maximum amount
                  allowable under such law.

                           (d) If a Default occurs and Landlord elects not to
                  terminate the Lease, as provided above, this Lease shall
                  continue in effect for so long as Landlord does not terminate
                  Tenant's right to possession, and Landlord may enforce all its
                  rights and remedies under this Lease, including the right to
                  recover the rent as it becomes due under this Lease.

                           (e) Notwithstanding any reletting without termination
                  by Landlord because of any Default, Landlord may at any time
                  after such reletting elect to terminate this Lease for any
                  such Default. No acceptance by Landlord of a lesser sum than
                  that due by Tenant nor any endorsement or statement or any
                  check or letter accompanying any check shall be deemed an
                  accord and satisfaction.

                           (f) If Tenant's act or failure to act results in a
                  default under the Master Lease, Landlord may exercise the same
                  remedies against Tenant as the Master Landlord may assess from
                  time to time against Landlord.

                  32.2 CUMULATIVE NATURE OF RIGHTS. The rights of Landlord
         hereunder are cumulative and non-exclusive and Landlord may pursue any
         and all rights and remedies permitted under the law of the State in
         which the Premises are located.

                  32.3 ABANDONMENT OF PERSONAL PROPERTY. Whenever Landlord shall
         re-enter the Premises pursuant to this Lease, any personal property,
         not the property of Landlord, which remains in or about the Premises
         upon the expiration of the Term (or within forty eight (48) hours after
         a termination by reason of Tenant's default or abandonment), shall be
         considered abandoned and Landlord may retain and use the same as its
         own property in every respect, or at its option may remove any or all
         of such items and dispose of the same in any manner or respect or store
         the same in a public warehouse or elsewhere for

                                       22

<PAGE>

         the account and at the expense and risk of Tenant. If Tenant shall fail
         to pay the cost of storing any such property after it has been stored
         for a period of ten (10) days or more, Landlord at its option may sell
         any or all such property at public or private sale in such manner and
         at such times and places as Landlord in its sole discretion may deem
         proper without notice to or demand upon Tenant for the payment of all
         or any part of such charges, or the removal of any such property.
         Landlord shall apply the proceeds of such sale first to the cost and
         expense of such sale, including reasonable attorneys' fees actually
         incurred; second, to the payment of the costs of or charges for storing
         any such property; third, to the payment of any sums of money which may
         then or thereafter be due to Landlord from Tenant under any of the
         terms hereof; and fourth, the balance, if any, to Tenant. Tenant hereby
         waives all claims for damages that may be caused by Landlord's
         re-entering and taking possession of the Premises or removing, storing,
         releasing or disposing of the property belonging to Tenant or to any
         other person or firm as herein provided, and Tenant shall indemnify and
         hold harmless Landlord and its Related Parties therefrom and no such
         reentry shall be considered or construed to be a forcible entry.
         Notwithstanding anything herein to the contrary, Landlord shall be
         under no obligation to release any personal property remaining upon the
         Premises to Tenant or any other person unless and until Tenant delivers
         to Landlord a cash security deposit in an amount equal to the fair
         market value of such personal property to secure performance of
         Tenant's obligations hereunder.

                  32.4 BANKRUPTCY PROVISIONS. The following provisions shall
         apply if Tenant shall file a voluntary petition in bankruptcy or a
         petition or answer seeking a reorganization, arrangement, composition,
         readjustment, liquidation, dissolution or other relief of the same or
         different kind under any provision of the bankruptcy laws, or if an
         involuntary petition in bankruptcy against Tenant, or petition or
         answer made by a person other than Tenant seeking a reorganization,
         arrangement, composition, readjustment, liquidation, dissolution or
         other relief against Tenant of the same or different kind under any
         provision of the bankruptcy laws, is filed:

                           (a) "Adequate Assurance," as used in 11 U.S.C.
                  Section 365(b)(1)(A) and (B), or in any amendments thereto,
                  shall mean, in addition to any other requirements under
                  federal or state law and applicable case law, at least:

                                    (i) segregating a sufficient amount of cash,
                           in an account at an independent domestic financial
                           institution, to pay the amount which Landlord claims
                           to be due under this Lease;

                                    (ii) granting to Landlord a valid first lien
                           and security interest (in form acceptable to
                           Landlord) in property of the Tenant having a value,
                           as established by a current independent appraisal, of
                           at least twice the amount which Landlord claims to be
                           due under this Lease; or

                                    (iii) granting to Landlord an irrevocable
                           letter or credit, bond or other guarantee of payment
                           (in form acceptable to Landlord) from an independent
                           third party for the amount which Landlord claims to
                           be due under this Lease.

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<PAGE>

                           (b) "Adequate Assurance of Future Performance," as
                  used in 11 U.S.C. Section 365(b)(1)(C), or in any amendments
                  thereto, shall mean, in addition to any other requirements
                  under federal or state law and applicable case law, at least:

                                    (i) depositing with Landlord, as security
                           for the timely performance of rent and other monetary
                           obligations, in addition to any other security
                           deposits required of Tenant under this Lease, an
                           amount equal to the sum of three (3) months' rent and
                           three (3) months' of Tenant's annual obligation under
                           this Lease for the immediately preceding twelve (12)
                           months for Tenant's Share of Common Operating
                           Expenses (see SECTION 20), taxes, and similar
                           charges; and

                                    (ii) identifying adequate sources, to
                           Landlord's reasonable satisfaction, from which the
                           rent and other consideration due under this Lease
                           will be paid or satisfied, in light of Tenant's other
                           obligations which arise out of or relate to Tenant's
                           bankruptcy case.

         33. WAIVER OF NOTICE. Notwithstanding any other provision contained in
this Lease relating to notice: (a) if the Tenant is required to comply with any
governmental regulation or order within a period less than that to which Tenant
would otherwise be entitled to notice hereunder, Tenant shall not be entitled to
notice from Landlord beyond the period within which compliance may be required
by such regulation or order; or (b) if the Premises require emergency repairs
which Tenant would otherwise be obligated to make under this Lease, but which
Tenant is then unable or unwilling to make, Landlord may, without notice, elect
to make such repairs for the account and at the expense of Tenant. Any amount so
paid shall be immediately due and owing from Tenant to Landlord as additional
rent.

         34. LATE CHARGES. Tenant acknowledges that late payment by Tenant to
Landlord of any amount due hereunder will cause Landlord to incur costs not
contemplated by this Lease, the exact amount of such costs being extremely
difficult and impractical to fix. Therefore, if any amount due hereunder from
Tenant is not received by Landlord when any such amount is due, Tenant shall pay
to Landlord an additional sum of six percent (6%) of the overdue amount as a
late charge. The Parties agree that this late charge represents a fair and
reasonable estimate of the costs that Landlord will incur by reason of late
payment by Tenant. Acceptance of any late charge shall not constitute a waiver
of Tenant's default with respect to the overdue amount nor prevent Landlord from
exercising any of the other rights and remedies of the Landlord under this
Lease.

         35. QUARTERLY ADVANCE PAYMENTS. If Tenant during any six (6) month
period shall be more than five (5) days delinquent in the payment of any rent or
other payable amount by Tenant hereunder on three (3) or more occasions, then,
notwithstanding anything herein to the contrary, Landlord may, by written notice
to Tenant, elect to require Tenant to pay all rent and additional rent amounts
quarterly in advance. Such right shall be in addition to and not in lieu of any
other right or remedy available to Landlord hereunder or at law on account of
Tenant's default hereunder.

         36. INTEREST. Except as expressly provided otherwise in this Lease, any
sum owing to Landlord under the terms and provisions of this Lease which shall
not be paid when

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<PAGE>

due shall bear interest at eighteen (18%) (or the maximum interest permitted by
law, whichever is less) per annum from the date the same becomes due and payable
by the terms and provisions of this Lease until paid (the "INTEREST RATE");
provided, any amounts paid by Landlord to third parties on behalf of Tenant or
to cure any default of Tenant hereunder shall bear interest at the Interest Rate
from the date Landlord paid such amounts; and further provided, any obligation
of Tenant to pay shall continue to bear interest at the Interest Rate after any
breach of this Lease.

         37. LANDLORD'S DEFAULT; NOTICE TO LENDER.

                  37.1 LANDLORD'S DEFAULT. In the case of a monetary default,
         Landlord shall have a period of thirty (30) days after notice thereof
         from Tenant to cure such monetary default. In the case of a
         non-monetary default, Landlord shall commence promptly to cure such
         default immediately after receipt of written notice from Tenant
         specifying the nature of such default and shall complete such cure
         within sixty (60) days thereafter, provided that if the nature of the
         non-monetary default is such that it cannot be cured within such sixty
         (60) day period, Landlord shall have such additional time as may be
         reasonably necessary to complete its performance so long as Landlord
         has proceeded with diligence since its receipt of Tenant's notice and
         is then proceeding with diligence to cure such default.

                  37.2 NOTICE TO LENDER. Whenever Tenant is required to serve
         notice of Landlord's default, written notice shall also be served at
         the same time upon any mortgagee under any mortgage or any beneficiary
         under any deed of trust. Such mortgagee or beneficiary shall have the
         periods of time within which Landlord has to cure its default under
         this SECTION 37. Any representative of the mortgagee or beneficiary
         shall have the right to enter upon the Premises for the purpose of
         curing Landlord's default. Such mortgagee or beneficiary shall notify
         Landlord and Tenant in the manner provided herein of the address of
         such mortgagee or beneficiary to which such notice shall be sent, and
         the agreements of Tenant hereunder are subject to prior receipt of such
         notice from such mortgagee or beneficiary.

         38. BROKER'S COMMISSION. Landlord represents and warrants that it has
not entered into any contracts with any brokers or finders nor has Landlord
obligated itself to pay any real estate commissions or finders' fees on account
of the execution of this Lease, except the following: Cooper/Brady General
Partnership, d.b.a. CRESA Partners ("LANDLORD'S BROKER"). Tenant represents and
warrants that it has not entered into any contracts with any brokers or finders,
nor obligated itself to pay any brokers' commission or finders' fee on account
of the execution of this Lease, other than Cornish & Carey Commercial and San
Diego Commercial (collectively "TENANT'S BROKER"). Based on such representations
and warranties, each Party indemnifies and holds the other Party harmless from
any claims, damages, expenses, liabilities, liens or judgments (including
costs, expenses and attorneys' fees in defending the same) which arise on
account of any claim that real estate commissions or finders' fees (including
those identified above) are payable and have not been discharged in their
entirety. Upon execution of this Lease, Landlord shall pay a commission in the
aggregate total of 4.0% of the total rental value of the Lease to Tenant's
Broker. Landlord shall pay a commission to Landlord's Broker pursuant to a
separate written agreement between Landlord and Landlord's Broker.

                                       25

<PAGE>

         39. ADDITIONAL SECURITY. In addition to the security deposit set forth
in SECTION 3 of this Lease, as additional security for Tenant's prompt and
faithful performance of its obligations hereunder, Landlord shall have a
security interest in Tenant's furniture, fixtures, equipment and other personal
property located upon the Premises. If Landlord requests, Tenant shall provide
Landlord a UCC-1 which may be filed with the appropriate state agency and in the
county records of the county in which the Premises are located. Tenant further
agrees to execute such further documentation as may be necessary to allow
Landlord to perfect its security interest in such items.

         40. WAIVER OF DEFAULT. The waiver by either Party of any default in the
performance by the other of any covenant contained herein shall not be construed
to be a waiver of any preceding or subsequent default of the same or any other
covenant contained herein. The subsequent acceptance of rent or other sums
hereunder by Landlord shall not be deemed a waiver of any preceding default
other than the failure of Tenant to pay the particular rent or other sum or
portion thereof so accepted, regardless of Landlord's knowledge of such
preceding default at the time of acceptance of such rent or other sum.

         41. EFFECT OF LANDLORD'S ASSIGNMENT. If during the Term Landlord
assigns or otherwise transfers its interest in the Premises or this Lease, then
from and after the effective date of such assignment, Landlord shall be released
and discharged from any and all further obligations and responsibilities under
this Lease, except those accrued of which Landlord has notice at the time of the
assignment. Landlord shall provide Tenant with written notice of the assignment
of its interest in the Premises; provided, failure to provide such notice shall
not defeat the release and discharge contained in this SECTION 41.

         42. NOTICES AND PLACE FOR PAYMENT OF RENT. All notices, requests,
demands, and other communications hereunder shall be in writing and shall be
given by (a) established express delivery service which maintains delivery
records, (b) hand delivery, or (c) certified or registered mail, postage
prepaid, return receipt requested, to the Parties at the following addresses, or
at such other address as the Parties may designate by written notice in the
above manner:

         To Landlord:               Evans & Sutherland Computer Corporation
                                    600 Komas Drive
                                    Salt Lake City, Utah 84108
                                    Attn: Bruce Lyman
                                    Fax: (801) 588-4517

         With a copy to:            Snell & Wilmer
                                    111 East Broadway, Suite 900
                                    Salt Lake City, Utah 84111
                                    Attn: W. Brian Hulse
                                    Fax: (801) 237-1950

                                       26

<PAGE>

         To Tenant:                 Adesso Healthcare Technology Services, Inc.
                                    101 Park Center Plaza, Suite 1200
                                    San Jose, CA 95113
                                    Attn: Brian K. Barnard
                                    Fax: (408) 297-9972

Communications may also be given by fax, provided the communication is
concurrently given by one of the above methods. Notices are effective upon
receipt, or upon attempted delivery if delivery is refused or if delivery is
impossible because of failure to provide a reasonable means for accomplishing
delivery. Rent shall be paid to Landlord at the address set forth in this
Section.

         43. MISCELLANEOUS.

                  43.1 CONSENT. In consideration of each covenant made elsewhere
         under this Lease, wherein one of the Parties agrees not to unreasonably
         withhold consent or approval, the requesting Party hereby releases the
         other and waives all claims for damages arising out of or connected
         with any alleged or claimed unreasonable withholding of consent or
         approval.

                  43.2 INTERPRETATION. The captions by which the Sections of
         this Lease are identified are for convenience only and shall have no
         effect upon the interpretation of this Lease. Whenever the context so
         requires, the singular shall include the plural, the plural shall refer
         to the singular, the neuter gender shall include the masculine and
         feminine genders, and the words "Landlord", "Tenant", and "person"
         shall include corporations, partnerships, associations, other legal
         entities, and individuals. If either Party consists of more than one
         person, each person shall be jointly and severally liable hereunder. If
         any provision of this Lease shall be held invalid by a court, the
         remaining provisions shall remain in full force and effect and shall in
         no way be impaired thereby.

                  43.3 ENTIRE AGREEMENT. Subject to the Master Lease, all of the
         agreements made by the Parties are contained in this Lease, and this
         Lease supersedes and cancels any and all negotiations, arrangements,
         brochures, agreements, representations, and understandings, if any,
         between the Parties with respect to the subject matter thereof and
         shall not be used to interpret or construe this Lease. Landlord has
         made no representation to Tenant other than those contained herein, and
         Tenant's reliance in entering into this Lease is based solely upon the
         terms, covenants and conditions contained herein. This Lease shall be
         interpreted and construed only by the content hereof, there shall be no
         presumption or standard of construction in favor of or against either
         Party, and this Lease cannot be modified in any respect except by a
         writing executed by Landlord and Tenant.

                  43.4 CORPORATE RESOLUTIONS. The individuals who execute this
         Lease represent and warrant that they are duly authorized to execute
         this Lease on behalf of Landlord or Tenant, as the case may be, that
         the Parties named are all the necessary and proper Parties, and that no
         other signature, act or authorization is necessary to bind such entity
         to the provisions of this Lease.

                                       27

<PAGE>

                  43.5 SEVERABILITY. The invalidity or unenforceability of any
         provision of this Lease, as determined by a court, shall in no way
         affect the validity and enforceability of any of the remaining
         provisions hereof.

                  43.6 CHOICE OF LAW. This Lease shall be construed according to
         and governed by the laws of the State in which the Premises are
         located.

                  43.7 RECORDING. This Lease shall not be recorded; but, at
         Landlord's request, Landlord and Tenant shall execute a memorandum of
         lease which shall be recorded.

                  43.8 REMEDIES CUMULATIVE. The various rights, elections, and
         remedies of Landlord and Tenant contained in this Lease shall be
         cumulative and no one of them shall be construed as exclusive of any of
         the others or of any right, priority, or remedy allowed or provided for
         by law.

                  43.9 LEGAL COSTS. In the event that either Party brings or
         commences a legal proceeding to enforce any of the terms of the Lease,
         the prevailing Party in such action shall have the right to recover
         reasonable attorneys' fees and costs from the other Party to be fixed
         by the court in the same action. The term "legal proceedings" shall
         include appeals from a lower court judgment as well as proceedings in
         the Federal Bankruptcy Court ("BANKRUPTCY COURT"), whether or not they
         are adversary proceedings or contested matters. The "PREVAILING PARTY"
         (a) as used in the context of proceedings in the Bankruptcy Court means
         the prevailing Party in an adversary proceeding or contested matter, or
         any other actions taken by the non-bankruptcy Party which are
         reasonably necessary to protect its rights under this Lease, and (b) as
         used in the context of proceedings in any court other than the
         Bankruptcy Court shall mean the Party that prevails in obtaining a
         remedy or relief which most nearly reflects the remedy or relief which
         the Party sought; so that, for example, the prevailing Party may be a
         Party which is ordered to pay $100 where the obligation to pay $80 was
         undisputed and the claiming Party claimed that it was entitled to
         $1,000.

                  43.10 NO PARTNERSHIP. Landlord shall not in any way or for any
         purpose be deemed a partner, joint venturer, or member of any joint
         enterprise with Tenant.

                  43.11 SUBTENANCIES. The voluntary or other surrender of this
         Lease by Tenant or a mutual cancellation of this Lease shall not affect
         a merger and shall, at Landlord's option, terminate all existing
         subtenancies or operate as an assignment to Landlord of any or all of
         such subtenancies.

                  43.12 SUCCESSORS. Each and every covenant and condition of
         this Lease shall bind and shall inure to the benefit of the Parties and
         their successors. Every covenant and condition of this Lease shall be
         binding upon all assignees, subtenants, licensees, and concessionaires
         of Tenant.

                  43.13 INDEPENDENT COVENANTS. Each provision set forth herein,
         pursuant to which Tenant is required to pay rent shall be and is a
         covenant of Tenant independent of any other term, condition or covenant
         contained in this Lease. In the event Tenant shall claim any breach of
         any covenant, representation, warranty, promise, condition or term of

                                       28

<PAGE>

         this Lease, Tenant shall not be entitled to offset the claimed amount
         of damages against any rental or other payments due hereunder, it
         being expressly agreed that such covenant to pay such amount shall be
         independent of any obligation of Landlord hereunder.

                  43.14 ASSIGNMENT OF RENTS AND PROFITS. If Tenant defaults
         hereunder, including, without limitation, a default regarding rent or
         other charges due hereunder, Tenant hereby grants to and confers upon
         Landlord the right, power and authority to collect all rents and
         profits received by Tenant as a result of the possession by Tenant of
         the Premises. Such amounts shall include, without limitation, amounts
         due under sublease, license or concessionaire agreements. Upon any such
         default, Landlord shall have the right to collect such rents and
         profits, including those past due and unpaid. Landlord's collection of
         such rents and profits shall not cure, waive or satisfy any default or
         notice of default hereunder.

                  43.15 INJUNCTIVE RELIEF. SECTION 8 of this Lease defines the
         sole and only use of the Premises allowed under the terms of this
         Lease. In the event Tenant, any assignee, subtenant, licensee or
         concessionaire of Tenant utilizes the Premises or a portion of the
         Premises in any other manner, Landlord shall be entitled to injunctive
         relief enjoining such utilization of the Premises in addition to any
         other remedy. The Parties expressly agree that utilizing the Premises
         in a manner inconsistent with, in excess of, or different from the use
         permitted by this Lease would cause severe, material and irreparable
         damage to Landlord and that injunctive relief is necessary and
         appropriate to provide an adequate remedy. As a result, in addition to
         all other legal or equitable remedies to which the Landlord is
         entitled, Landlord shall also be entitled to the foregoing injunctive
         relief.

                  43.16 WAIVER OF JURY TRIAL. Landlord and Tenant each
         acknowledges that it is aware of and has had the advice of counsel of
         its choice with respect to its rights to trial by jury under the
         constitutions of the United States and the State in which the Premises
         are located, and each Party hereby expressly and knowingly waives and
         releases all such rights to trial by jury in any action, proceeding or
         counterclaim brought by either Party against the other (or against
         their officers, directors, employees, agents or subsidiary or
         affiliated entities) on any matters whatsoever arising out of or in any
         way connected with this Lease and any dispute arising from or connected
         with such matter shall not be tried by jury.

                  43.17 CONFIDENTIALITY OF DISPUTES. If a dispute arises under
         this Lease, Landlord and Tenant agree to keep both the substance and
         the existence of such dispute confidential, except as such disclosure
         to third persons or entities is: (a) reasonably required to defend or
         prosecute such dispute; or (b) required by law.

                                       29

<PAGE>

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

                                    LANDLORD:

                                    EVANS & SUTHERLAND
                                    GRAPHICS CORPORATION,
                                    a Utah corporation

                                    By     /s/ Bruce Lyman
                                      ------------------------------------
                                    Its    Vice President
                                       -----------------------------------

TENANT ACKNOWLEDGES THAT BEFORE SIGNING THIS LEASE IT HAS THOROUGHLY REVIEWED
THIS LEASE, REVIEWED THIS LEASE WITH COUNSEL, UNDERSTANDS IT MAY BE WAIVING
CERTAIN RIGHTS, AND AGREES TO ABIDE BY ALL TERMS AND PROVISIONS OF THIS LEASE
(INCLUDING, WITHOUT LIMITATION, THE PROVISIONS OF THE SECTIONS ENTITLED
"ASSIGNMENT, SUBLETTING, AND ENCUMBRANCES", "CONDITION OF THE PREMISES", AND
"WAIVER OF JURY TRIAL").

                                    TENANT:

                                    ADESSO HEALTHCARE
                                    TECHNOLOGY SERVICES, INC.,
                                    a California corporation

                                    By     /s/ Brian Barnard
                                      ------------------------------------
                                    Its    President and CEO
                                       -----------------------------------

                                    By
                                      ------------------------------------
                                    Its
                                       -----------------------------------

                                       30

<PAGE>

                                    EXHIBIT A

                                    PREMISES

                                      [MAP]

<PAGE>

                                    EXHIBIT B

                               HAZARDOUS MATERIALS

<PAGE>

                                   EXHIBIT "H"

                        Hazardous Materials Questionnaire

                                 ACKNOWLEDGEMENT

THE UNDERSIGNED HEREBY ACKNOWLEDGES THAT IT (Mark One):

   X      Does not use any hazardous materials other than minor amounts of
------    reproduction and janitorial chemicals consistent with routine office
          uses.
         (NO NEED TO FILL OUT THE ATTACHED HAZARDOUS MATERIAL QUESTIONNAIRE.)

          Does not use hazardous materials in a manner or in a quantity
------    requiring the preparation of a hazardous material management plan or
          any other documents under California Health and Safety Code Section
          25503.5.
          (PLEASE FILL OUT THE ATTACHED HAZARDOUS MATERIAL QUESTIONNAIRE.)

          Uses only those chemicals identified in the attached questionnaire in
------    accordance with the provisions of the attached hazardous materials
          management plan, which has been approved by the Fire Department of the
          City of ___________________ and is in full forces and effect.
          (PLEASE FILL OUT THE ATTACHED HAZARDOUS MATERIAL QUESTIONNAIRE AND
          ATTACH A COPY OF YOUR HAZARDOUS MATERIALS MANAGEMENT PLAN.)

THE UNDERSIGNED FURTHER ACKNOWLEDGES THAT IT HAS COMPLIED IN ALL RESPECTS TO THE
PROVISIONS OF LOCAL, STATE AND FEDERAL LAW AND THE HAZARDOUS MATERIALS
MANAGEMENT PLAN ATTACHED HERETO IN CONNECTION WITH ITS STORAGE, USE AND DISPOSAL
OF HAZARDOUS MATERIALS AND THAT IT HAS DISPOSED OF HAZARDOUS MATERIALS ONLY BY
(1) DISCHARGE TO APPROPRIATELY TREATED WASTE TO A PUBLICLY OWNED TREATMENT WORK
IN ACCORDANCE WITH A VALID AND ENFORCEABLE WASTE DISCHARGE PERMIT AND (2)
DELIVERY OF HAZARDOUS WASTES TO A PROPERLY LICENSED WASTE DISPOSAL AGENT.

IN WITNESS WHEREOF, the undersigned, an authorized officer of the aforementioned
company has executed this acknowledgement as of the date written below.

Adesso Healthcare Technology Services, Inc.
----------------------------------
Company

a California Corporation
  --------------------------------

By:/s/ Brian Barnard
   -------------------------------

Brian Barnard, President and CEO
----------------------------------
(Print Name and Title)

<PAGE>

                        SILICON VALLEY PROPERTIES, L.L.C.
                   PRE-LEASE HAZARDOUS MATERIALS QUESTIONNAIRE

General Instructions: Please provide all requested information, based on review
of the Company's records and interviews with Company personnel likely to possess
the information requested. If there is insufficient space to respond to a
question, please attach a separate page referring to the question number. Use
"N/A" if the question is not applicable to your facility, or write "Unknown" if
the information is not available in the Company's files and is not known by the
person completing this questionnaire.

As used herein, the term "Government Agency" shall mean any local, state, or
federal governmental or quasi-governmental agency, authority, entity,
subdivision or court. The term "Hazardous Material" shall mean any chemical,
substance, vapor, smoke, radiation, or material which is listed as "hazardous"
or "toxic" under any Law or which is otherwise regulated or prohibited under any
Law, including petroleum hydrocarbons and substances regulated under Proposition
65. The term "Law" shall mean any local, state, or federal regulation, statute,
law, order, or ordinance.

TENANT/COMPANY NAME  Adesso Healthcare Technology Services
                     -------------------------------------
ADDRESS OF FORMER/CURRENT FACILITY:
 101 Park Center Plaza, Suite 1200
 ---------------------------------
 San Jose, CA 95113
 ---------------------------------

MAIN ADDRESS OF NEW PREMISES LEASED FROM SILICON VALLEY PROPERTIES, L.L.C:
 2835 Zanker Road
 ----------------------------------
 San Jose, CA 95134
 ----------------------------------

(This questionnaire should address all activities to be conducted at the New
Premises including multiple buildings leased by Tenant within the same Project)

DESCRIPTION OF PRODUCTS MANUFACTURED AND/OR ACTIVITIES TO BE CONDUCTED ON THE
PROPERTY:
 Adesso is an application services provider (ASP).  We write
 -----------------------------------------------------------
 software and perform standard office work.
 -----------------------------------------------------------

The undersigned acknowledges that the information contained within this
Hazardous Materials Questionnaire is true and correct to the best of his/her
knowledge and belief. The undersigned further acknowledges that the Company has
complied in all respects to the provisions of local, state and federal law and
the Hazardous Materials Management Plan attached (if applicable) in connection
with his storage, use, and disposal of hazardous materials and that it has
disposed of hazardous materials only by (1) discharge of appropriately treated
waste in accordance with a valid and enforceable waste discharge permit and (2)
delivery of hazardous wastes to a properly licensed waste disposal agent.

By:  /s/ Linda O. Roots                       Linda O. Roots, Contracts Manager
   ----------------------------------         ----------------------------------
   Signature of individual completing         Print Name and Title
   questionnaire

Date:  2/1/2000                               Phone Number: (408) 271-5734
     --------------------------------                      ---------------------
Address (if different from above):
                                  ----------------------------------------------

<PAGE>

1.       BUSINESS ACTIVITY

<TABLE>
<CAPTION>

Type of Business Activity(ies):                          Hazardous Materials Activities
-------------------------------                          ------------------------------
(check all that apply)                                   (check all that apply)
<S>                                                      <C>
                  machine shop                                             degreasing
------------------                                       ------------------
                  light assembly                                           chemical etching
------------------                                       ------------------
                  research and development                                 wastewater treatment
------------------                                       ------------------
                  product service or repair                                painting
------------------                                       ------------------
                  photographic processing                                  stripping
------------------                                       ------------------
                  vehicle maintenance or repair                            metal treatment or finishing
------------------                                       ------------------
                  auto/body                                                printing:
------------------                                       ------------------
                  engine/drive train                                       type:
------------------                                                              --------------------------
                  manufacturing:                                           warehouse
------------------                                       ------------------
                  product:                                                 analytical wet chemistry lab
                          ------------------             ------------------
                  integrated circuit:                                      plating
------------------                                       ------------------
                  manufacturing                                            chemical mixing/synthesis
------------------                                       ------------------
                  assembly                                                 lathe/mill machining
------------------                                       ------------------
                  chemical/pharmaceutical products
------------------
                           manufacturing
                  ---------
                           distribution
                  ---------
                  printed circuit:          manufacturing
------------------                 ---------
                                           assembly
                                  ---------

  X  other: Professional Office Work                       X  other:   Routine janitorial,
-----                                                    -----         dish soap, etc.
</TABLE>

2. HAZARDOUS MATERIALS USAGE/STORAGE AND PRODUCTION

What chemicals, if any, are involved in your operations (please list the types
of products, the maximum quantity stored on-site, and the annual quantity used).
None

<TABLE>
<CAPTION>

===============================================================================================================
              MATERIAL                        MAX. QUANTITY ON-SITE                  ANNUAL QTY. USED
---------------------------------------------------------------------------------------------------------------
<S>                                           <C>                                    <C>
---------------------------------------------------------------------------------------------------------------

---------------------------------------------------------------------------------------------------------------

---------------------------------------------------------------------------------------------------------------

---------------------------------------------------------------------------------------------------------------

---------------------------------------------------------------------------------------------------------------

---------------------------------------------------------------------------------------------------------------

---------------------------------------------------------------------------------------------------------------

---------------------------------------------------------------------------------------------------------------

---------------------------------------------------------------------------------------------------------------

===============================================================================================================
</TABLE>

If this table provides insufficient space, please use additional pages as
necessary.

                                       2

<PAGE>

2.1      Is it intended that operations at the proposed facility would involve
         Hazardous Materials manufacturing? Do not include hazardous wastes -
         see Section 5.

         Yes               No   X
            ------           ------

2.2      Is it intended that operations at the proposed facility would include
         Hazardous Materials use and/or storage that would require completion of
         a Hazardous Materials Business Plan?

         Yes               No   X
            ------           ------
                                    IF YES, PLEASE ATTACH COPIES OF HMMP/HMBP IN
                                    PROCESS OR PLAN FOR CURRENT/FORMER FACILITY.

2.3      Is it intended that operations at the proposed facility would include
         installation of any aboveground or underground storage tanks (including
         fuel tanks)?

         Yes               No   X
            ------           ------

3.       WASTEWATER DISCHARGES

3.1      Is it intended that operations at the proposed facility would discharge
         wastes to any sanitation systems or body of water, or that the facility
         would otherwise be required to obtain a wastewater discharge Permit, a
         NPDES Permit, or any other permit or approval from a Governmental
         Agency concerning wastewater discharges?

         Yes               No   X
            ------           ------
                                    IF YES, PLEASE ATTACH COPIES OF EACH SUCH
                                    PERMIT AND COMPLETE SCHEDULE 3.

4.       AIR EMISSIONS

4.1      Is it intended that operations at the proposed facility would emit any
         air contaminant (including, but not limited to volatile organic
         compounds, sulfur oxides, carbon monoxide, nitrogen oxides, lead,
         particulate matter, toxic air contaminants regulated by the California
         Air Resources Board, or hazardous air pollutants listed under Section
         112 of the federal Clean Air Act)?

         Yes               No   X
            ------           ------
                                    IF YES, PLEASE COMPLETE SCHEDULE 4 FOR EACH
                                    EMISSION AND EACH SOURCE.

4.2      Is it intended that operations at the proposed facility would require
         obtaining an air emissions permit or other permit or approval from a
         Governmental Agency concerning air emissions in order to conduct its
         business?

         Yes               No   X
            ------           ------
                                    IF YES, PLEASE ATTACH COPIES OF EACH SUCH
                                    PERMIT AND COMPLETE SCHEDULE 4.

<PAGE>

5.       HAZARDOUS WASTE

5.1      Is it intended that operations at the proposed facility would generate
         any "hazardous waste" as defined in RCRA, California Code of
         Regulations, Title 22, or other government regulations?

         Yes               No   X           IF YES, PLEASE COMPLETE SCHEDULE 5.
            ------           ------

5.2      Is it intended that operations at the proposed facility would file with
         any local, state or federal environmental agency a generator's
         notification of hazardous waste (e.g. an RCRA 3010 notification) and
         hazardous waste generator's reports?

         Yes               No   X
            ------           -------
                                    IF YES, PLEASE ATTACH A COPY OF SUCH
                                    NOTIFICATION.

5.3      Is it intended that operations at the proposed facility would require
         obtaining an EPA hazardous waste generator's identification number?

         Yes               No   X
            ------           -------

5.4      Is it intended that operations at the proposed facility would require
         retention of copies of hazardous waste manifests for hazardous waste
         transported off-site?

         Yes               No   X
            ------           -------

5.5      Is it intended that operations at the proposed facility would require
         obtaining a "Part A" or "Part B" Application for a hazardous waste
         treatment, storage or disposal facility ("TSD") permit with any
         Governmental Agency under RCRA or any similar state or local Law for
         the proposed Facility?

         Yes               No   X
            ------           -------
                                    IF YES, PLEASE ATTACH A COPY OF EACH
                                    APPLICATION IN PROGRESS.

5.6      Is it intended that operations at the proposed facility would require a
         permit under California Code of Regulations Title 22 Tiered Permitting
         Program, including a standardized permit conditional authorization,
         conditional exemption, or variance?

         Yes               No   X
            ------           -------
                                    IF YES, PLEASE ATTACH A COPY OF THE
                                    DISCLOSURE OR APPLICATION IN PROGRESS

                                       4

<PAGE>

6.       GOVERNMENT COMPLIANCE AND HAZARDOUS MATERIAL RELEASES AND SPILLS AT
         EXISTING FACILIT(IES)

6.1      Has the Company ever received from any Governmental Agency any notice
         of violation of any environmental law?

         Yes               No   X           IF YES, DESCRIBE FULLY:
            ------           -------

--------------------------------------------------------------------------------
--------------------------------------------------------------------------------
--------------------------------------------------------------------------------
--------------------------------------------------------------------------------
--------------------------------------------------------------------------------
--------------------------------------------------------------------------------
--------------------------------------------------------------------------------
--------------------------------------------------------------------------------
--------------------------------------------------------------------------------

6.2      Has there ever been an occasion in any of the existing facilities when
         a liquid or solid waste material, fuel or other Hazardous Material was
         accidentally or intentionally spilled or released:

         Outside of the building?

         Yes               No   X
            ------           -------

         Within the building?

         Yes               No   X
            ------           -------

         If you have answered "yes" to any of the foregoing, please describe the
         event(s) in detail, including the Hazardous Materials involved, whether
         the event was reported to any Governmental Agency, the responsive
         action taken, any claim(s) that have resulted from the event, and all
         other relevant information concerning the spill or release. Attach
         additional sheets, as necessary.

--------------------------------------------------------------------------------
--------------------------------------------------------------------------------
--------------------------------------------------------------------------------
--------------------------------------------------------------------------------
--------------------------------------------------------------------------------
--------------------------------------------------------------------------------
--------------------------------------------------------------------------------
--------------------------------------------------------------------------------
--------------------------------------------------------------------------------

                                       5

<PAGE>

                                  SCHEDULE 2.1

                    ON-SITE HAZARDOUS MATERIALS STORAGE AREAS

INSTRUCTIONS: LIST ALL LOCATIONS FOR HAZARDOUS MATERIALS STORAGE AT THE FACILITY
IN THE TABLE BELOW. LIST WASTE STREAMS OF SCHEDULE 5.

<TABLE>
<CAPTION>

====================================================================================================================================
                                   HAZARDOUS
                                    MATERIALS
                                 STORED/MAXIMUM
                                 CONTAINER QTY.        INSIDE (1) OR OUTSIDE (0) AND        FLOOR              MEASURES FOR
         STORAGE                   (GALLONS OR               DESCRIBE SECURITY          MATERIALS OF            SECONDARY
         LOCATION                    POUNDS)                      MEASURES              CONSTRUCTION           CONTAINMENT
--------------------------- ------------------------- -------------------------------- ---------------- ---------------------------
EXAMPLE:
--------------------------- ------------------------- -------------------------------- ---------------- ---------------------------
<S>                         <C>                       <C>                              <C>              <C>
Lab B - see                     Up to 15-gallon           O - flammable storage cabinet    Asphalt          Built into cabinet
attached plot plan              containers of             inside fenced area; cabinet
                                flammables                locked
--------------------------- ------------------------- -------------------------------- ---------------- ---------------------------

--------------------------- ------------------------- -------------------------------- ---------------- ---------------------------

--------------------------- ------------------------- -------------------------------- ---------------- ---------------------------

--------------------------- ------------------------- -------------------------------- ---------------- ---------------------------

====================================================================================================================================

<CAPTION>

===========================

  NUMBER OF STORM DRAIN
   (SD) OR SANITARY
  SEWER (SS) DRAINS AT
   STORAGE LOCATION
---------------------------
EXAMPLE:
---------------------------
<C>
    3 storm drains in
    adjacent parking lot

---------------------------

---------------------------

---------------------------

---------------------------

===========================

</TABLE>

NOTE: SUBMIT HAZARDOUS MATERIALS MANAGEMENT/BUSINESS PLAN IF IT CONTAINS ALL
REQUESTED INFORMATION.

Facility:___________________________

<PAGE>

                                  SCHEDULE 2.2

                                  STORAGE TANKS

INSTRUCTIONS: LIST ALL STORAGE TANKS FOR THE FACILITY OPERATIONS IN THE TABLE
BELOW. ATTACH ADDITIONAL SHEETS AS NECESSARY.

<TABLE>
<CAPTION>

==================================================================================================================
                             UNDERGROUND
                                (UST)
                                  OR
                             ABOVEGROUND                                  CONTENTS:
       LOCATION               (AST) AND                TANK              CHEMICAL AND
        WITHIN                 CAPACITY              CAPACITY          MATERIAL (M) OR           METHOD OF
       FACILITY               (GALLONS)             (GALLONS)             WASTE (W)         SECONDARY CONTAINMENT
------------------------ --------------------- --------------------- --------------------- -----------------------
EXAMPLE:
------------------------ --------------------- --------------------- --------------------- -----------------------
<S>                      <C>                   <C>                   <C>                   <C>
Lab A - see              500 g AST                500 g              Sulfuric Acid (M)     Epoxy-coated
attached plot                                                                              reinforced concrete
plan                                                                                       beam
------------------------ --------------------- --------------------- --------------------- -----------------------

------------------------ --------------------- --------------------- --------------------- -----------------------

------------------------ --------------------- --------------------- --------------------- -----------------------

------------------------ --------------------- --------------------- --------------------- -----------------------

==================================================================================================================

<CAPTION>

===============================================

                               TYPE AND
    METHOD OF LEAK           FREQUENCY OF
      DETECTION               INSPECTION
----------------------- -----------------------
EXAMPLE:
----------------------- -----------------------
<C>                     <C>
Sensor with visual      Daily visual
and audible alarm at
security station
----------------------- -----------------------

----------------------- -----------------------

----------------------- -----------------------

----------------------- -----------------------

===============================================

</TABLE>

Facility:___________________________________

<PAGE>

                                   SCHEDULE 3

                      DISCHARGES TO SEWERS OR WATER BODIES

INSTRUCTIONS: LIST IN THE TABLE BELOW ALL WASTE STREAMS THAT ARE GENERATED BY
THE FACILITY OPERATIONS THAT MAY BE DISCHARGED TO WATER.

<TABLE>
<CAPTION>

==================================================================================================================
                                                    DISCHARGED TO:
                                                  SS - SANITARY SEWER       APPROXIMATE
                           CONSTITUENTS OF         PS - POINT SOURCE        VOLUME/DAY           APPLICABLE
 DESCRIPTION OF SOURCE       WASTE STREAM          SD - STORM DRAIN          (GALLONS)            PERMITS
------------------------ --------------------- -------------------------- ---------------- -----------------------
EXAMPLE:
------------------------ --------------------- -------------------------- ---------------- -----------------------
<S>                      <C>                   <C>                        <C>              <C>
Bottle wash rinse        Dilute acids          SS - floor drain in        400g                   City of Palo Alto
system                                         bottle wash room                                  Industrial Waste
                                                                                                 Discharge Permit
------------------------ --------------------- -------------------------- ---------------- -----------------------

------------------------ --------------------- -------------------------- ---------------- -----------------------

------------------------ --------------------- -------------------------- ---------------- -----------------------

==================================================================================================================

<CAPTION>

==========================

 BEST MANAGEMENT PRACTICES
 THAT WILL BE IMPLEMENTED

--------------------------
EXAMPLE:
--------------------------
<C>
Batch discharge from
hauling tank - test pH
prior to discharge; tank
equipped with secondary
containment
--------------------------

--------------------------

--------------------------

==========================
</TABLE>

Facility:___________________________________

<PAGE>

                                   SCHEDULE 4

                                  AIR EMISSIONS

INSTRUCTIONS: LIST IN THE TABLE BELOW ALL POLLUTANTS POTENTIALLY EMITTED TO THE
AIR BY THE FACILITY OPERATIONS.

<TABLE>
<CAPTION>

=====================================================================================================================
                                                        VOLUME
                                  EMITTED              EMITTED            CONTROL DEVICES
         SOURCE                  POLLUTANTS        (TONS PER YEAR)             IN USE               PERMITS HELD
-------------------------- ----------------------- ----------------- --------------------------- --------------------
EXAMPLE:
-------------------------- ----------------------- ----------------- --------------------------- --------------------
<S>                        <C>                     <C>               <C>                         <C>
Burn box - fumes           Metals including lead   400               0.002 micron particulate    UAAQMD -
generated by painting      and volatiles                             filter                      Authority in
operations                                                                                       Construct and
                                                                                                 Permit to Operate
-------------------------- ----------------------- ----------------- --------------------------- --------------------

-------------------------- ----------------------- ----------------- --------------------------- --------------------

-------------------------- ----------------------- ----------------- --------------------------- --------------------

-------------------------- ----------------------- ----------------- --------------------------- --------------------

=====================================================================================================================

<CAPTION>

================================
        INSPECTION AND
     MONITORING PRACTICES
---------------------------------
EXAMPLE:
---------------------------------
<C>
Annual source testing; monthly
visual inspections

---------------------------------

---------------------------------

---------------------------------

---------------------------------

=================================
</TABLE>

Facility:____________________________________________

<PAGE>

                                   SCHEDULE 5

                           HAZARDOUS WASTE GENERATION

INSTRUCTIONS: LIST IN THE TABLE BELOW ALL CALIFORNIA AND FEDERAL HAZARDOUS
WASTES GENERATED BY THE FACILITY OPERATIONS. DO NOT INCLUDE WASTE STREAMS
REPORTED ON SCHEDULE 3.

<TABLE>
<CAPTION>

================================================================================================================

                                                                         APPROXIMATE             ON-SITE
      DESCRIPTION            RCRA (R) OR                                    VOLUME               STORAGE
          OF                 CALIFORNIA (C)            HOW              GENERATED PER           METHOD AND
     WASTE STREAM               WASTE?               CREATED?               MONTH                LOCATION
------------------------ --------------------- --------------------- --------------------- ---------------------
EXAMPLE:
------------------------ --------------------- --------------------- --------------------- ---------------------
<S>                      <C>                   <C>                   <C>                   <C>
Spent solvents           RCRA                  Degreasing            30 gallons            Drummed
                                                                                           for disposal
------------------------ --------------------- --------------------- --------------------- ---------------------

------------------------ --------------------- --------------------- --------------------- ---------------------

------------------------ --------------------- --------------------- --------------------- ---------------------

------------------------ --------------------- --------------------- --------------------- ---------------------

================================================================================================================

<CAPTION>

============================================
                             ULTIMATE
       AVERAGE               DISPOSAL
       STORAGE             DESTINATION
      DURATION               OFFSITE?
       (DAYS)               YES OR NO
---------------------- ---------------------
EXAMPLE:
---------------------- ---------------------
<C>                    <C>
       65 days                   Yes

---------------------- ---------------------

---------------------- ---------------------

---------------------- ---------------------

---------------------- ---------------------

============================================
</TABLE>

Facility:____________________________________________<PAGE>

                                                                   Exhibit 10.11

                                  OFFICE LEASE

                                 BY AND BETWEEN

                     WHPX-S REAL ESTATE LIMITED PARTNERSHIP,
                                  AS LANDLORD,

                                       AND

                  ADESSO SPECIALTY SERVICES ORGANIZATION, INC.
                                    AS TENANT

                            DATED SEPTEMBER 25, 1997

                        HARBOR PLACE, PLYMOUTH, MINNESOTA

<PAGE>

                                  OFFICE LEASE

         THIS OFFICE LEASE (the "Lease") is entered into as of September 25,
1997, between WHPX-S REAL ESTATE LIMITED PARTNERSHIP, a Delaware limited
partnership ("Landlord"), and ADESSO SPECIALTY SERVICES ORGANIZATION, INC., a
California corporation ("Tenant").

         FOR AND IN CONSIDERATION of the agreements contained in this Lease and
for other good and valuable consideration, the receipt and legal sufficiency of
which the parties hereby acknowledge, the parties agree as follows:

                                   DATA SHEET

         This data sheet provides a reference to the basic business terms of the
Lease. In the event of any inconsistency between the Data Sheet and the balance
of the Lease, the balance of the Lease shall control.

PREMISES:         The premises ("PREMISES") consist of Suite No. 400 containing
                  approximately 12,662 rentable square feet as depicted on the
                  attached EXHIBIT A, on the 4th floor of the office building
                  located at 3025 Harbor Lane, Plymouth, Minnesota 55447 (the
                  "BUILDING"). The Building, together with the other buildings
                  and other improvements owned by Landlord and located in the
                  complex known as Harbor Place Corporate Center are the
                  "COMPLEX." The terms "BUILDING" and "COMPLEX" include the
                  related land, driveways, parking facilities and similar
                  improvements. The land on which the Complex (as defined in
                  Section 3(b)(i)) is located is legally described on the
                  attached EXHIBIT B.

TERM:             Subject to the provisions of Section 2, the initial term of
                  this Lease shall be 60 months, commencing on the "Commencement
                  Date", as that term is defined below in this Data Sheet, and
                  terminating at 5:00 p.m. on the day before the fifth
                  anniversary of the Commencement Date, unless earlier
                  terminated pursuant to the provisions of this Lease. Each
                  12-calendar month period commencing on the Commencement Date
                  or the anniversary of the Commencement Date shall be a "LEASE
                  YEAR".

EARLY ACCESS:     Tenant shall be entitled to access to the Premises between
                  November 3, 1997 and the Commencement Date for the purposes of
                  installing telephones, computers and furniture, provided that:
                  (i) Tenant and its agents shall enter the Premises only during
                  such times as Landlord and its contractor have determined are
                  reasonably convenient; (ii) Tenant and its agents shall take
                  all reasonable measures to avoid disrupting the performance of
                  the "Work", as that term is defined in Exhibit D;

                                      -1-

<PAGE>

                  (iii) Tenant shall be liable for any cost or damage incurred
                  by Landlord or its contractor caused by such early access by
                  Tenant or its agents, and (iv) Tenant's early access to the
                  Premises shall be subject to all terms and conditions of this
                  Lease, provided that Tenant shall not be obligated to pay Net
                  Rent or Operating Costs prior to the Commencement Date.

TENDER OF
POSSESSION:       The date Landlord tenders possession of the Premises to Tenant
                  with the Work substantially completed shall be the
                  "COMMENCEMENT DATE". Landlord shall make all commercially
                  reasonable efforts to tender possession of the Premises to
                  Tenant with the Work substantially completed on or before
                  November 1, 1997, provided, however, that if the Premises are
                  not ready for occupancy by Tenant on November 1, 1997,
                  Landlord shall, on or before November 1, 1997, tender
                  possession to Tenant of temporary substitute space containing
                  up to approximately 1,390 rentable square feet in the Building
                  (the "TEMPORARY SPACE"), and Landlord shall tender possession
                  of the Premises to Tenant with the Work substantially
                  completed as soon thereafter as is commercially reasonable.
                  Tenant shall be entitled to occupy and use the Temporary Space
                  subject to all terms and conditions of this Lease until the
                  Commencement Date, except that Tenant shall not be obligated
                  to pay Net Rent or Operating Costs with respect to the
                  Temporary Space prior to the Commencement Date.
                  Notwithstanding the foregoing, if the Commencement Date has
                  not occurred on or before December 1, 1997 (the "OUTSIDE
                  DELIVERY DATE"), Tenant shall have the right to terminate this
                  Lease upon delivering to Landlord a written notice of
                  termination to Landlord within 5 business days after the
                  Outside Delivery Date. Upon Landlord's timely receipt of such
                  termination notice, neither party shall have any further
                  obligations or liabilities under this Lease, except that
                  Landlord shall promptly return to Tenant any sums deposited
                  with Landlord as the Security Deposit.

GUARANTOR'S       No Guarantor.
NAME AND
ADDRESS:

NET RENT:         Net rent ("NET RENT") net of all other sums owed under this
                  Lease shall be the following monthly amounts for the following
                  periods of time:

                                      -2-

<PAGE>

<TABLE>
<CAPTION>

                                                          MONTHLY
                  TIME PERIOD                             NET RENT
                  -----------                             --------
<S>                                                       <C>
                  Lease Year 1                            $ 10,287.88
                  Lease Year 2                            $ 10,551.67
                  Lease Year 3                            $ 10,815.46
                  Lease Year 4                            $ 11,079.25
                  Lease Year 5                            $ 11,343.04
</TABLE>

OPERATING COSTS:  Landlord's estimate of annual Operating Costs (defined in
                  Section 3) for calendar year 1997 is $5.35 per square foot.

PROPORTIONATE
SHARE:            Subject to the provisions of Section 3(b), the rentable area
                  of the Complex is 135,448 square feet and the proportionate
                  share ("PROPORTIONATE SHARE") of the Premises is 9.35 percent.

SECURITY
DEPOSIT:          The amount of the Security Deposit referred to in Section 4 is
                  $15,933.00.

TENANT'S
BROKER:           Tenant's broker is CB Commercial.

EXHIBITS:         The following exhibits, together with all schedules and other
                  attachments to the following exhibits, are hereby incorporated
                  into and made a part of this Lease:

                  Exhibit A - Outline of Premises
                  Exhibit B - Legal Description of Complex
                  Exhibit C - Rules and Regulations
                  Exhibit D - Tenant Finish Work
                  Exhibit E - Extension Option
                  Exhibit F - Right of First Offer
                  Exhibit G - Sign

LANDLORD'S
ADDRESS FOR
NOTICES:          WHPX-S Real Estate Limited Partnership
                  c/o CB Commercial Real Estate
                  7760 France Avenue South
                  Suite 770
                  Edina, MN 55435-5852

WITH A COPY TO:   WHPX-S Real Estate Limited Partnership
                  c/o Archon Group, L.P.
                  600 Las Colinas Boulevard, Suite 1900

                                      -3-

<PAGE>

                  Irving, TX 75039
                  Attention: Asset Manager

LANDLORD'S
ADDRESS FOR
RENT:             WHPX-S Real Estate Limited Partnership
                  c/o Fleet Bank
                  P.O. Box 4588
                  Boston, MA 02212-4588

TENANT'S          Prior to Commencement Date:
ADDRESS FOR       Adesso Specialty Services Organization, Inc.
NOTICES:          101 Park Center Plaza, Suite 1200
                  San Jose, CA 95113
                  Attention: President

                  Following Commencement Date:
                  Adesso Specialty Services Organization, Inc.
                  3005 Harbor Lane, Suite 400
                  Plymouth, MN 55447
                  Attention: Vice President, Operations

                                      -4-

<PAGE>

         1. LEASE. Subject to the terms of this Lease, Landlord leases the
Premises to Tenant, and Tenant leases the Premises from Landlord.

         2. TERM. The term of this Lease (the "TERM") shall be the initial term
referred to in the Data Sheet, together with any extension thereof pursuant to
an Exhibit referred to in this Data Sheet.

         3. RENT

         (a) NET RENT. Tenant shall pay Net Rent in the amounts specified in the
Data Sheet to Landlord in advance on or before the first day of each month at
the address for Rent specified in the Data Sheet, except that Tenant shall pay
the first monthly installment of Net Rent contemporaneously with the execution
of this Lease. If the Commencement Date is not the first day of a calendar
month, Net Rent for first and last calendar months of the Term shall be prorated
as of the Commencement Date, and Net Rent for the calendar months in which Lease
Year 2 and subsequent Lease Years commence shall be adjusted appropriately to
reflect the number of days in such calendar month which fall within the expiring
and the newly-commencing Lease Years.

         (b) OPERATING COSTS.

                  (i) Landlord and Tenant hereby agree and stipulate that, for
         all purposes related to this Lease, the Premises contain the rentable
         square feet stated in the Data Sheet, the Complex, as of the date of
         this Lease, contains the rentable square feet stated in the Data Sheet,
         and the Proportionate Share of the Premises, as of the date of this
         Lease, is the percentage stated in the Data Sheet. If the rentable area
         of the Complex increases as a result of the construction of additional
         space or decreases as a result of a permanent demolition, a destruction
         by fire or casualty which Landlord elects not to restore, or a
         permanent Taking (as defined in Section 12(a)), the Proportionate Share
         shall change to equal the number of rentable square feet in the
         Premises divided by the number of rentable square feet in the Complex
         after such increase or decrease.

                  (ii) The term "OPERATING COSTS" shall mean all expenses and
         disbursements that Landlord incurs in connection with the ownership,
         operation, and maintenance of the Complex, determined in accordance
         with generally accepted accounting principles ("GAAP") consistently
         applied, including, but not limited to, the following costs: (A) wages
         and salaries (including management fees) of all employees engaged in
         the operation, maintenance, and security of the Complex, including
         taxes, insurance and benefits relating thereto; (B) all supplies and
         materials used in the operation, maintenance, repair, replacement, and
         security of the Complex; (C) costs for improvements made to the Complex
         which, although capital in nature, are reasonably expected to reduce
         the normal operating costs of the Complex, but only to the extent of
         such reduction, as determined by Landlord in its reasonable discretion,
         as well as capital improvements made in order to comply with any law
         hereafter promulgated by any

                                      -5-

<PAGE>

         governmental authority, as amortized over the useful economic life of
         such improvements in accordance with GAAP; (D) cost of all utilities,
         except the cost of utilities reimbursable to Landlord by tenants of the
         Complex other than pursuant to a provision similar to this Section
         3(b); (E) insurance expenses; (F) repairs, replacements, and general
         maintenance of the Complex; (G) service or maintenance contracts with
         independent contractors for the operation, maintenance, repair,
         replacement, or security of the Complex (including, without limitation,
         alarm service, window cleaning, and elevator maintenance) and (H) all
         taxes, assessments, and governmental charges whether federal, state,
         county or municipal, and whether they be by taxing districts or
         authorities presently taxing or by others, subsequently created or
         otherwise, and any other taxes and assessments attributable to the
         Complex (or its operation), excluding, however, penalties and interest
         thereon and federal and state taxes on income, together with any future
         capital tax levied directly on the rents received from the Complex or a
         franchise tax, assessment, or charge based, in whole or in part, upon
         such rents for the Complex. Notwithstanding the foregoing, Operating
         Costs shall not include costs for: (1) capital improvements made to the
         Complex, other than capital improvements described in Section
         3(b)(ii)(C); (2) repair, replacements and general maintenance paid by
         proceeds of insurance or by Tenant other than pursuant to this Section
         3 or other third parties; (3) interest, fees, amortization or other
         payments on loans to Landlord; (4) depreciation; (5) leasing
         commissions; (6) legal expenses for services, other than those that
         benefit the Complex tenants generally (e.g., tax disputes); (7)
         renovating or otherwise improving space for occupants of the Complex or
         vacant space in the Complex; (8) federal income taxes imposed on or
         measured by the income of Landlord from the operation of the Complex;
         (9) attorney fees, costs, disbursements and other expenses incurred in
         connection with negotiating or enforcing leases; (10) any service sold
         to any tenant (including Tenant) or other occupant for which Landlord
         is entitled to be reimbursed as an additional charge or rental over and
         above the base rent or net rent and operating costs payable under the
         lease with that tenant; (11) services or other benefits of a type that
         are provided to another tenant of the Complex but which are not
         provided in general to tenants of the Complex; (12) Landlord's
         violation of any terms or conditions of this Lease or any other lease
         relating to the Complex; (13) payments to Landlord's subsidiaries or
         affiliates for management or other services on or to the building or
         for supplies or other materials to the extent that the cost of such
         management or other services, supplies or materials exceeds the cost
         that would have been paid had the services, supplies or materials been
         provided by unaffiliated parties in an arm's-length transaction; (14)
         all rent and other sums payable under any ground or underlying lease of
         the Complex, or any lease of any equipment which is incorporated into
         or is a part of the Complex, except that Operating Costs shall include
         the cost of leasing equipment on a temporary basis while permanent
         equipment is being repaired, replaced or acquired; (15) any
         compensation paid to clerks, attendants or other persons in commercial
         concessions operated by Landlord; (16) advertising and promotional
         expenditures; (17) repairs and other work occasioned by fire, windstorm
         or other casualty of an insurable nature; (18) any costs, fines or
         penalties incurred due to violations by Landlord of any governmental
         rule or authority, this Lease or any other lease in the Property, or

                                      -6-

<PAGE>

         due to Landlord's negligence or willful misconduct; (19) management
         costs to the extent they exceed management costs generally paid by the
         landlords of similar, professionally-managed facilities in the Twin
         Cities metropolitan area; (20) wages, salaries or other compensation
         paid to any executive employees above the grade of building manager;
         (21) correcting any building code violations which were violations
         prior to the Commencement Date; (22) the removal of substances (other
         than substances introduced in the Complex by any Tenant party) from the
         Complex (including the underlying land and groundwater) which are
         located in the Complex on the date of this Lease and the presence of
         which in the Complex may, on the date of this Lease, reasonably be
         deemed hazardous to people using the Complex; and (24) the removal of
         substances (other than substances introduced in the Complex by any
         Tenant Party) from the Complex (including the underlying land and
         groundwater), in excess of $5,000 per incident or occurrence with
         respect to such substances which either (a) are not located in the
         Complex on the date hereof, or (b) are not on the date of this Lease,
         but which at any time in the future, may reasonably be deemed to be
         hazardous to people using the Complex.

                  (iii) In addition to Net Rent, Tenant shall pay to Landlord
         its Proportionate Share of Operating Costs. Landlord may collect such
         amount in a lump sum, which shall be due within 30 days after Landlord
         furnishes to Tenant a statement of Operating Costs for the previous
         year, adjusted as provided below in Section 3(b)(iv) (the "OPERATING
         COSTS STATEMENT"), which Landlord shall deliver to Tenant by April 1 of
         each calendar year, or as soon thereafter as practicable.
         Alternatively, Landlord may make an estimate of the Operating Costs to
         be due by Tenant for any calendar year or part thereof during the Term,
         and Tenant shall pay to Landlord, on the Commencement Date and on the
         first day of each calendar month thereafter, an amount equal to the
         estimated Operating Costs for such calendar year or part thereof
         divided by the number of months therein. From time to time, but not
         more than twice in one calendar year, Landlord may estimate and
         re-estimate the Operating Costs to be due by Tenant and deliver a copy
         of the estimate or re-estimate to Tenant. Thereafter, the monthly
         installments of Operating Costs payable by Tenant shall be
         appropriately adjusted in accordance with the estimations so that, by
         the end of the calendar year in question, Tenant shall have paid all of
         the Operating Costs as estimated by Landlord. Any amounts paid based on
         such an estimate shall be subject to adjustment as provided in Section
         3(b)(iv) when information concerning actual Operating Costs are
         available for each calendar year. If the Operating Costs Statement
         reveals that Tenant paid more for Operating Costs than the actual
         amount for the year for which such statement was prepared, then
         Landlord shall, at its option, promptly credit or reimburse Tenant for
         such excess; likewise, if Tenant paid less than the actual Operating
         Costs, then Tenant shall promptly pay Landlord such deficiency.

                  (iv) Tenant acknowledges that certain Operating Costs (for
         example, janitorial services, trash removal and utility services) are
         only or largely incurred with respect to space that is occupied, and
         that it would be inappropriate to allocate a portion of such costs to
         unoccupied space. Accordingly, with respect to any calendar year or
         partial

                                      -7-

<PAGE>

         calendar year in which 5% or more of the rentable area the Complex is
         not occupied, all Operating Costs for such period shall be increased to
         the amount which would have been incurred had 95% of the rentable area
         of the Complex been occupied, provided that at no time shall Tenant's
         Proportionate Share of Operating Costs be increased pursuant to this
         Section 3(c)(iv) to more than 95% of what it would be if the rentable
         area of the Complex were fully occupied.

                  (v) Tenant shall have the right, at its sole expense, to
         examine and audit Landlord's books and records of Operating Costs
         during normal business hours within 90 days after receiving the
         Operating Costs Statement. An Operating Costs Statement will be deemed
         final and accepted by Tenant on the date 90 days after receipt by
         Tenant, except with respect to such items as to which Tenant
         specifically objects, on the basis of an audit report, in a written
         notice delivered to Landlord prior to the expiration of such 90-day
         period. Tenant shall promptly furnish to Landlord a copy of any audit
         report resulting from any such examination of Landlord's books and
         records of Operating Costs and, in any case, Tenant shall submit a copy
         of any such audit report together with any objection submitted to
         Landlord. If such audit report establishes that Tenant has paid less
         than Tenant owed, Tenant shall pay the amount of such underpayment as
         Rent within 30 days after completion of the audit. If such audit report
         performed within 90 days after Tenant's receipt of the Operating Costs
         Statement by a reputable Certified Public Accounting firm reasonably
         satisfactory to Landlord (an "ACCEPTABLE CPA") establishes that Tenant
         has paid more than Tenant owed, Landlord shall, within 30 days after
         demand, pay the amount of the overcharge to Tenant and/or credit the
         amount of the overcharge against any Rent due or overdue as of the end
         of such 30 day period. If such audit report by an Acceptable CPA not
         compensated on a contingent or commission basis establishes that Tenant
         has overpaid by more than 5% in any one calendar year, Landlord shall
         pay Tenant for the reasonable cost of such audit report, which cost
         shall not exceed $1,500.

         (c) RENT; INDEPENDENT OBLIGATIONS. All sums other than Net Rent and
Operating Costs owed by Tenant to Landlord pursuant to this Lease shall be
deemed and shall constitute, for all purposes, rent under this Lease;
collectively all such other sums owed by Tenant under this Lease together with
Net Rent and Operating Costs are "RENT." Any term or provision of this Lease to
the contrary notwithstanding, Tenant's covenant and obligation to pay Rent under
this Lease shall be independent from any obligations, warranties or
representations, express or implied, if any, of Landlord pursuant to this Lease,
and Tenant shall have no right of deduction or setoff whatsoever against Rent.

         (d) DELINQUENT PAYMENT; HANDLING CHARGES. All past due payments
required of Tenant hereunder shall bear interest from the date due until paid at
the lesser of 18 percent per annum or the maximum lawful rate of interest and,
additionally, Landlord may charge Tenant a fee equal to five percent of the
delinquent payment to reimburse Landlord for its cost and inconvenience incurred
as a consequence of Tenant's delinquency and shall be paid immediately upon
Landlord's demand therefor. In no event, however, shall the charges permitted
under this

                                      -8-

<PAGE>

Section 3(d) or elsewhere in this Lease, to the extent they are considered to be
interest under law, exceed the maximum lawful rate of interest.

         4. SECURITY DEPOSIT. Contemporaneously with the execution of this
Lease, Tenant shall pay a security deposit (the "SECURITY DEPOSIT") to Landlord,
which Landlord shall hold to secure Tenant's performance of its obligations
under this Lease. The Security Deposit is not an advance payment of Rent nor a
measure or limit of Landlord's damages upon an Event of Default (defined in
Section 15). Landlord may, from time to time and without prejudice to any other
remedy, use all or a part of the Security Deposit to perform any obligation
Tenant fails to perform hereunder. Following any such application of the
Security Deposit, Tenant shall pay to Landlord on demand the amount so applied
in order to restore the Security Deposit to its original amount. Provided that
Tenant has performed all of its obligations hereunder, Landlord shall, within 30
days after the Term ends, return to Tenant the portion of the Security Deposit
which was not applied to satisfy Tenant's obligations. The Security Deposit may
be commingled with other funds, and no interest shall be paid thereon. If
Landlord transfers its interest in the Premises and the transferee assumes
Landlord's obligations under this Lease, and, in connection with such transfer
Landlord assigns the Security Deposit to the transferee, Landlord thereafter
shall have no further liability for the return of the Security Deposit.

         5. LANDLORD'S OBLIGATIONS

         (a) SERVICES. Landlord shall furnish to Tenant the following: (1) water
at those points of supply provided for general use of tenants of the Building;
(2) heated and refrigerated air conditioning as appropriate, at such
temperatures and in such amounts as are standard for comparable buildings in the
vicinity of the Complex; (3) janitorial service to the Premises on weekdays,
other than holidays, for Complex-standard installations and such window washing
as may from time to time be reasonably required and reasonably determined by
Landlord; (4) elevators for ingress and egress to the floor on which the
Premises are located, in common with other tenants, provided that Landlord may
reasonably limit the number of operating elevators during non-business hours and
holidays (provided that, except in the event of an emergency, at least one
elevator shall be operational, 24 hours per day, seven days per week); (5)
electrical current for equipment whose electrical energy consumption does not
exceed normal office usage; and (6) maintain the exteriors of the buildings in
the Complex, the outdoor common areas of the Complex, and the indoor common
areas in the Building in a neat and orderly condition. Landlord shall maintain
the common areas of the Complex in reasonably good order and condition, except
for damage caused by a Tenant Party (as defined in Section 23(s)). If Tenant
desires any of the services specified in this Section 5(a) at any time other
than (A) between 7:00 a.m. and 9:00 p.m. on weekdays, (B) 8:00 a.m. to 5:00 p.m.
on Saturday, or (C) on Sunday or holidays, then such services shall be supplied
to Tenant upon the written request of Tenant delivered to Landlord before 4:30
p.m. on the business day preceding such extra usage, and Tenant shall pay to
Landlord the actual cost without markup of such services within ten days after
Landlord has delivered to Tenant an invoice therefor. The costs incurred by
Landlord in providing after-hour heating, ventilating and air conditioning
("HVAC") service

                                      -9-

<PAGE>

to Tenant shall include costs for electricity reasonably allocated by Landlord
to providing such service.

         (b) EXCESS UTILITY USE. Landlord shall not be required to furnish
electrical current for equipment whose electrical energy consumption exceeds
normal office usage (for the purposes of this Lease, "NORMAL OFFICE USAGE" shall
include computers, printers and other similar equipment). If Tenant's
requirements for or consumption of electricity exceed the electricity to be
provided by Landlord as described in Section 5(a), Landlord shall, at Tenant's
expense, make reasonable efforts to supply such service through the
then-existing feeders and risers serving the Building and the Premises, and
Tenant shall pay to Landlord the cost of such service within ten days after
Landlord has delivered to Tenant an invoice therefor. Landlord may determine the
amount of such additional consumption and potential consumption by any
verifiable method, including installation of a separate meter in the Premises
installed, maintained, and read by Landlord, at Tenant's expense. The use of
electricity in the Premises shall not exceed the capacity of existing feeders
and risers to or wiring in the Premises. Any risers or wiring required to meet
Tenant's excess electrical requirements shall, upon Tenant's written request, be
installed by Landlord, at Tenant's cost, if, in Landlord's judgment, the same
are necessary and shall not cause permanent damage to the Building or the
Premises, cause or create a dangerous or hazardous condition, entail excessive
or unreasonable alterations, repairs, or expenses, or interfere with or disturb
other tenants of the Complex. If Tenant uses machines or equipment in the
Premises which materially and adversely affect the temperature otherwise
maintained by the air conditioning system or otherwise overload any utility,
Landlord may install supplemental air conditioning units or other supplemental
equipment in the Premises, and the cost thereof, including the cost of
installation, operation, use, and maintenance, shall be paid by Tenant to
Landlord within ten days after Landlord has delivered to Tenant an invoice
therefor.

         (c) RESTORATION OF SERVICES; ABATEMENT. Tenant shall immediately notify
Landlord of any interruption or cessation of any service which this Lease
requires Landlord to provide. Landlord shall use reasonable efforts to restore
any such service that becomes unavailable; however, such unavailability shall
not render Landlord liable for any damages caused thereby, be a constructive
eviction of Tenant, constitute a breach of any implied warranty, or entitle
Tenant to any abatement of Tenant's obligations hereunder, including, without
limitation, payment of Rent, unless Tenant's ability to conduct business in the
Premises is substantially impaired thereby for a period of more than 30 days, in
which event Net Rent and Tenant's Proportionate Share of Operating Costs shall
equitably abate in proportion to such substantial impairment from the end of
such 30-day period until such substantial impairment is cured.

         (d) Landlord shall maintain the structural portions of the Building,
the common areas of the Building, and the common areas immediately surrounding
the Building which are commonly used for access to or in connection with the
Premises in good repair and condition.

                                      -10-

<PAGE>

         6. IMPROVEMENTS; ALTERATIONS; REPAIRS; MAINTENANCE

         (a) IMPROVEMENTS; ALTERATIONS. Except as expressly provided otherwise
in this Lease, improvements to the Premises shall be installed at Tenant's
expense only in accordance with plans and specifications which have been
previously submitted to and approved in writing by Landlord. No alterations or
physical additions in or to the Premises may be made without Landlord's prior
written consent, which shall not be unreasonably withheld or delayed; however,
Landlord may withhold its consent, in its sole discretion, to any alteration or
addition that would adversely affect the Complex's structure or its HVAC,
plumbing, electrical, or mechanical systems. Tenant shall not paint or install
lighting or decorations, signs, window or door lettering, or advertising media
of any type on or about the Premises without the prior written consent of
Landlord, which shall not be unreasonably withheld or delayed; however, Landlord
may withhold its consent to any such painting or installation which would, in
Landlord's sole opinion, affect the appearance of the exterior of the Complex or
of any common areas of the Complex. All alterations, additions, or improvements
made in or upon the Premises shall, at Landlord's option, either be removed by
Tenant prior to the end of the Term (and Tenant shall repair all damage caused
thereby), or shall remain on the Premises at the end of the Term without
compensation to Tenant. Notwithstanding anything to the contrary in this Section
6(a): (a) Tenant shall not be required to remove (i) any of the Work, or (ii)
any alterations or additions to which landlord has given its written consent,
unless Landlord's consent to such alterations or additions was conditioned upon
the removal of such items prior to the expiration or termination of this Lease;
and (b) Tenant shall be entitled to remove furniture, accessories, computers and
other equipment, mounting racks and plants placed in the Premises by Tenant. All
alterations, additions, and improvements shall be constructed, maintained, and
used by Tenant, at its risk and expense, in accordance with all Laws (as defined
in Section 23(s)); Landlord's approval of the plans and specifications therefor
shall not be a representation by Landlord that such alterations, additions, or
improvements comply with any Law or are fit for any use.

         (b) REPAIRS; MAINTENANCE. Tenant shall maintain the Premises in a
clean, safe, and operable condition, and shall not permit, or allow to remain,
any waste or damage to any portion of the Premises. Tenant shall, subject to
Landlord's direction and supervision, repair or replace, at Tenant's sole cost,
all damage to the Complex caused by a Tenant Party. If Tenant fails to make such
repairs or replacements within 15 days after the occurrence of such damage, then
Landlord may make the same at Tenant's cost. If any such damage occurs outside
of the Premises, then Landlord may elect to repair such damage at Tenant's
expense, rather than having Tenant repair such damage. The reasonable cost of
all repair or replacement work performed by Landlord under this Section 6 shall
be paid by Tenant to Landlord within ten days after Landlord has invoiced Tenant
therefor.

         (c) PERFORMANCE OF WORK. All work described in this Section 6 shall be
performed only by Landlord or by contractors and subcontractors approved in
writing by Landlord. Tenant shall cause all contractors and subcontractors to
procure and maintain insurance coverage naming Landlord as an additional insured
against such risks, in such amounts, and with such companies

                                      -11-

<PAGE>

as Landlord may reasonably require. All such work shall be performed in
accordance with all Laws and in a good and workmanlike manner so as not to
damage any part of the Premises or the Complex.

         (d) MECHANIC'S LIENS. Tenant agrees to promptly pay all sums of money
in respect of any labor, services, materials, supplies or equipment furnished or
alleged to have been furnished to Tenant or anyone holding the Premises or any
part thereof, through, or under Tenant in, at or about the Premises, or
furnished to Tenant's agents, employees, contractors or subcontractors, which
may be secured by any mechanic's, material supplier's or other type of lien
against any part of the Complex or the Landlord's interest therein (a "LIEN").
Tenant shall notify Landlord of the filing of any Lien within three days after
receiving notice of such filing. If Tenant fails, within 20 days after the date
of the filing of the Lien, to discharge such Lien or pursuant to Minn. Stat.
Section 514.10 deposit into court a sum determined by the court, Landlord may,
but shall not be required or expected to, remove such Lien in such manner as
Landlord may, in its sole discretion, determine, and the full cost thereof,
together with all Landlord's fees and costs, including attorney fees, shall be
due and payable by Tenant to Landlord immediately upon Tenant's receipt of
Landlord's notice therefor. Tenant acknowledges that Landlord may post notice on
the Premises of non-responsibility for such Liens and, in such event, Tenant
shall so advise all contractors, materialmen, suppliers and other persons
performing work or providing services and/or supplies to the Premises on behalf
of Tenant.

         7. USE. Tenant shall use the Premises only for general office purposes
(the "PERMITTED USE") and shall comply with all applicable Laws. The Premises
shall not be used for any use which is disreputable, creates extraordinary fire
hazards, or results in an increased rate of insurance on the Complex or its
contents, or for the storage of any hazardous materials or substances. If,
because of a Tenant Party's acts, the rate of insurance on the Complex or its
contents increases, Tenant shall pay to Landlord the amount of such increase
within ten days after demand, provided however that acceptance of such payment
shall not waive any of Landlord's other rights. Tenant shall conduct its
business and control each Tenant Party in such a manner as not to create any
nuisance or unreasonably interfere with other tenants of the Complex or with
Landlord's management of the Complex.

         8. ASSIGNMENT AND SUBLETTING.

         (a) TRANSFERS. Tenant shall not do any of the following (each a
"TRANSFER") without the prior written consent of Landlord: (1) assign, transfer,
or encumber this Lease or any estate or interest herein, whether directly or by
operation of law, (2) permit any other entity to become Tenant hereunder by
merger, consolidation or other reorganization, (3) if Tenant is an entity other
than a corporation whose stock is publicly traded, permit the transfer of an
ownership interest in Tenant so as to result in a change in the current control
of Tenant, (4) sublet all or any portion of the Premises, (5) grant any license,
concession, or other right of occupancy of all or any portion of the Premises,
or (6) permit the use of the Premises by any parties other than Tenant. Tenant
may request Landlord's consent to a Transfer by delivering to Landlord a written
description of all terms and conditions of the proposed Transfer, copies of the
proposed

                                      -12-

<PAGE>

documentation, and the following information about the proposed transferee: its
name and address; reasonably satisfactory information about its business and
business history; its proposed use of the Premises; banking, financial, and
other credit information; and general references sufficient to enable Landlord
to determine the proposed transferee's credit worthiness and character. Landlord
shall not unreasonably withhold its consent to any requested Transfer if the
proposed transferee (A) is creditworthy in accordance with Landlord's
then-current credit standards for prospective tenants of the Complex of the
proposed transferee's type and size, (B) has a good reputation in the business
community, (C) in Landlord's opinion does not compete with any tenant in the
Complex, and (D) is not another tenant of the Complex; otherwise, Landlord may
withhold its consent in its sole discretion. Notwithstanding the foregoing, the
Tenant named herein ("ADESSO") shall be entitled to assign the entirety of its
interest under this Lease to any entity which controls, is controlled by, or is
under common control with Adesso, or to any entity which results from a merger
of, reorganization of, or consolidation with Adesso ("PERMITTED NEW TENANT"),
without Landlord's consent upon delivering to Landlord an instrument executed by
such Permitted New Tenant by which such Permitted New Tenant unconditionally
assumes all liabilities and obligations of the Tenant under this Lease and
agrees to observe and be bound by all terms and provisions hereof. Landlord
shall have no right to terminate this Lease or to be paid any consideration in
connection with any Transfer to a Permitted New Tenant in accordance with the
terms of the foregoing sentence. Concurrently with each request for Landlord's
consent to a Transfer, Tenant shall pay to Landlord a fee of $500.00 to defray
Landlord's expenses in reviewing such request, and Tenant shall also reimburse
Landlord immediately upon request for Landlord's attorney fees incurred in
connection with considering any request for consent to a Transfer. If Landlord
consents to a proposed Transfer, the proposed transferee shall deliver to
Landlord a written agreement whereby it expressly assumes the Tenant's
obligations hereunder; however, any transferee of less than all of the space in
the Premises shall be liable only for obligations under this Lease that are
properly allocable to the space subject to the Transfer for the period of the
Transfer. No Transfer shall release Adesso from its obligations under this
Lease, but, rather, Adesso shall remain jointly and severally liable with any
transferee for the obligations and liabilities of the tenant under this Lease;
following any transfer, Adesso's liabilities and obligations hereunder shall
remain primary, rather than in the nature of a guarantee or surety. Landlord's
consent to any Transfer shall not waive Landlord's rights as to any subsequent
Transfers. If an Event of Default occurs while the Premises or any part thereof
are subject to a Transfer, then Landlord, in addition to its other remedies, may
collect directly from such transferee all rents becoming due to Tenant and apply
such rents against the Rent and falling due hereunder from time to time. Tenant
authorizes its transferees to make payments of rent directly to Landlord upon
receipt of notice from Landlord to do so. Tenant shall pay for the cost of any
demising walls or other improvements necessitated by a proposed subletting or
assignment.

         (b) CANCELLATION. Landlord may, within 30 days after Tenant's delivery
to Landlord of a written request for Landlord's consent to a Transfer, cancel
this Lease as to any portion of the Premises proposed to be sublet, assigned or
otherwise transferred, as of the date the proposed Transfer is to be effective.
If Landlord cancels this Lease as to any portion of the Premises, this Lease
shall cease for such portion of the Premises and Tenant shall pay to

                                      -13-

<PAGE>

Landlord all Rent accrued through the cancellation date relating to the portion
of the Premises covered by the proposed Transfer. Thereafter, Landlord may lease
such portion of the Premises to the prospective transferee (or to any other
person) without liability to Tenant.

         (c) ADDITIONAL COMPENSATION; INCREASED RENT. Tenant shall immediately
notify Landlord of any compensation or consideration Tenant receives in
connection with any Transfer, except a Transfer to a Permitted New Tenant in
accordance with this Section 8 (regardless of whether Landlord has consented to
such Transfer), and shall pay to Landlord, immediately upon receipt thereof and
without demand therefor, the excess of all such compensation and consideration
received by Tenant less the costs reasonably incurred by Tenant payable to
unaffiliated third parties in connection with such Transfer, such as brokerage
commissions, tenant finish work, attorney fees and similar costs. Upon any
Transfer, except a Transfer to a Permitted New Tenant in accordance with this
Section 8, whether with or without Landlord's consent, the Rent under this Lease
shall automatically be increased by the excess of (1) all rent paid by or on
behalf of the transferee to or on behalf of Tenant with respect to any portion
of the Premises over (2) all Rent payable by Tenant under this Lease with
respect to such portion of the Premises, and Tenant shall pay all such increased
Rent to Landlord immediately upon receipt.

         (d) ASSIGNMENT OF SUBRENTS. Tenant hereby irrevocably assigns to
Landlord all rents due or to become due from any assignee or transferee of or
sublessee under this Lease or any tenant or occupant of the Premises or any part
thereof, and authorizes and empowers Landlord in the name of Tenant or
otherwise, to collect and receive the same, provided that, so long as Tenant is
not in default under this Lease beyond the expiration of the applicable cure
periods, if any, provided herein, Tenant shall have the right to collect and
receive such rents for its own uses and purposes. Upon any default by Tenant
under this Lease, Landlord shall have absolute title to such rents and the
absolute right to collect and receive the same. Landlord shall apply to the Rent
due under this Lease the net amount (after deducting all costs and expenses of
collection, including, without limitation, attorney fees and expenses) of any
rents so collected and received by it.

         9. INSURANCE; WAIVERS; SUBROGATION; INDEMNITY

         (a) INSURANCE. Tenant shall maintain throughout the Term the following
insurance policies: (1) commercial general liability insurance in amounts of
$1,000,000 per occurrence with $2,000,000 in the aggregate, or such other
amounts as Landlord may from time to time reasonably require, insuring Tenant
against all liability for injury to or death of a person or persons or damage to
property arising from the use and occupancy of the Premises, and naming Landlord
and any mortgagee or agent of Landlord as an additional insured thereunder, (2)
casualty insurance covering the full replacement value of Tenant's personal
property and improvements, and other property (including property of others) in
the Premises in the so-called "all risk" form, (3) contractual liability
insurance sufficient to cover Tenant's indemnity obligations hereunder, and (4)
worker's compensation insurance, containing a waiver of subrogation endorsement
acceptable to Landlord. Tenant's commercial general liability

                                      -14-

<PAGE>

insurance shall be written on an "occurrence" as distinguished from a "claims
made" basis, and shall provide primary coverage to Landlord when any policy
issued to Landlord provides duplicate or similar coverage, and in such
circumstance Landlord's policy will be excess over Tenant's policy. On or before
the Commencement Date and from time to time upon request of Landlord, Tenant
shall furnish to Landlord certificates of such insurance and such other evidence
satisfactory to Landlord of the maintenance of all insurance coverages required
hereunder, and Tenant shall obtain a written obligation on the part of each
insurance company to notify Landlord at least 30 days before cancellation or a
material change of any such insurance policies. All such insurance policies
shall be in form, and issued by companies, reasonably satisfactory to Landlord.

         (b) WAIVER OF NEGLIGENCE; NO SUBROGATION. Landlord and Tenant each
waives any claim it might have against the other for any damage to or theft,
destruction, loss, or loss of use of any property (a "LOSS"), to the extent the
same is insured against under any insurance policy that covers the Complex, the
Premises, Landlord's or Tenant's fixtures, personal property, leasehold
improvements, or business, or is required to be insured against under the terms
of this Lease, regardless of whether the negligence of the other party caused or
contributed to such loss; provided, however that Landlord's waiver shall not
include any deductible amounts on insurance policies carried by Landlord or to
any coinsurance penalty which Landlord may sustain. Each party shall cause its
insurance carrier to endorse all applicable policies waiving the carrier's
rights of recovery under subrogation or otherwise against the other party.

         (c) TENANT'S INDEMNITY. Subject to Section 9(b), Tenant shall defend,
indemnify, and hold harmless Landlord and its representatives and agents from
and against all claims, demands, liabilities, causes of action, suits,
judgments, damages, and expenses (including attorney fees and court costs
through all appellate levels) arising from (i) any Loss or injury to or death of
any person arising from any occurrence on the Premises or (ii) Tenant's failure
to perform its obligations under this Lease, even though caused or alleged to be
caused by the negligence or fault of Landlord or its agents (other than a Loss
or injury to or death of any person arising from the sole or gross negligence of
Landlord or its agents), and even though any such claim, cause of action, or
suit is based upon or alleged to be based upon the strict liability of Landlord
or its agents. This indemnity is intended to indemnify Landlord and its agents
against the consequences of their own negligence when Landlord or its agents are
jointly, comparatively, contributively, or concurrently negligent with Tenant.
This indemnity provision shall survive termination or expiration of this Lease.
If any proceeding is commenced for which indemnity is required hereunder, Tenant
agrees, upon request therefor, to defend the indemnified party in such
proceeding at its sole cost utilizing counsel satisfactory to the indemnified
party.

         (d) LANDLORD'S INDEMNITY. Subject to Section 9(b), Landlord shall
defend, indemnify, and hold harmless Tenant and its representatives and agents
from and against all claims, demands, liabilities, causes of action, suits,
judgments, damages, and expenses (including attorney fees and court costs
through all appellate levels) arising from (i) any Loss or injury to or death of
any person arising from any occurrence on the common areas of the Complex (but
not in any leaseable areas) or (ii) Landlord's failure to perform its
obligations

                                      -15-

<PAGE>

under this Lease, even though caused or alleged to be caused by the negligence
or fault of Tenant or its agents (other than a Loss or injury to or death of any
person arising from the sole or gross negligence of Tenant or its agents), and
even though any such claim, cause of action, or suit is based upon or alleged to
be based upon the strict liability of Tenant or its agents. This indemnity is
intended to indemnify Tenant and its agents against the consequences of their
own negligence when Tenant or its agents are jointly, comparatively,
contributively, or concurrently negligent with Landlord. This indemnity
provision shall survive termination or expiration of this Lease. If any
proceeding is commenced for which indemnity is required hereunder, Landlord
agrees, upon request therefor, to defend the indemnified party in such
proceeding at its sole cost utilizing counsel satisfactory to the indemnified
party.

         10. SUBORDINATION; ATTORNMENT; NOTICE TO MORTGAGEE; CONSENT TO
RESTRICTIONS

         (a) SUBORDINATION. Upon the full execution and delivery by Tenant and
Mortgagee of a subordination, non-disturbance and attornment agreement upon
commercially reasonable terms (an "SNDA"), this Lease shall be subordinate to
any deed of trust, mortgage, or other security instrument, or any ground lease,
master lease, or primary lease, that now or hereafter covers all or any part of
the Premises (each a "MORTGAGE"; the beneficiary, mortgagee or lessor under any
Mortgage is a "MORTGAGEE"). Tenant shall execute and deliver any such SNDA
promptly upon request. Any Mortgagee may elect, at any time, unilaterally, to
make this Lease superior to its Mortgage by so notifying Tenant in writing.

         (b) ATTORNMENT. Tenant shall attorn to any party succeeding to
Landlord's interest in the Premises, whether by purchase, foreclosure, deed in
lieu of foreclosure, power of sale, termination of lease, or otherwise, upon
such party's request, and shall execute such agreements confirming such
attornment as such party may reasonably request.

         (c) NOTICE TO MORTGAGEE. Tenant shall not seek to enforce any remedy it
may have for any default on the part of the Landlord hereunder without first
giving written notice by certified mail, return receipt requested, specifying
the default in reasonable detail, to any Mortgagee whose address has been given
to Tenant, and affording such Mortgagee a reasonable opportunity to perform
Landlord's obligations hereunder.

         11. RULES AND REGULATIONS. Tenant shall comply with, and shall cause
all other Tenant Parties to comply with, the rules and regulations attached to,
and hereby incorporated into, the Lease as EXHIBIT C. Landlord may, from time to
time, change such rules and regulations, provided that such changes are
generally applicable to all tenants of the Complex and will not unreasonably
interfere with Tenant's use of the Premises.

         12. CONDEMNATION

         (a) TOTAL TAKING. If the entire Premises are taken by right of eminent
domain or conveyed in lieu thereof (a "TAKING"), this Lease shall terminate as
of the date of the Taking.

                                      -16-

<PAGE>

         (b) PARTIAL TAKING - TENANT'S RIGHTS. If any part of the Complex
becomes subject to a Taking and such Taking will prevent Tenant from conducting
its business in the Premises in a manner reasonably comparable to that conducted
immediately before such Taking for a period of more than 180 days, Tenant may
terminate this Lease as of the date of such Taking by giving written notice to
Landlord within 30 days after the Taking, and Rent shall be apportioned as of
the date of such Taking. If Tenant does not terminate this Lease, Rent shall be
abated on a reasonable basis as to that portion of the Premises rendered
untenantable by the Taking.

         (c) PARTIAL TAKING - LANDLORD'S RIGHTS. If any material portion, but
less than all, of the Complex becomes subject to a Taking, or if Landlord is
required to pay any of the proceeds received for a Taking to a Mortgagee, then
Landlord may terminate this Lease by delivering written notice thereof to Tenant
within 30 days after such Taking, and Rent shall be apportioned as of the date
of such Taking. If Landlord does not so terminate this Lease, then this Lease
will continue, but if any portion of the Premises has been taken, Rent shall
abate as provided in the last sentence of Section 12(b).

         (d) AWARDS. Upon any such taking or purchase, Landlord shall be
entitled to receive and retain the entire award or consideration for the
affected lands and improvements, subject to the rights of the holder of any
Landlord's Mortgage, and Tenant shall not have nor advance any claims against
Landlord or the condemning authority for the value of its property or its
leasehold estate or the unexpired Term, or business interruption expense or any
other damages arising out of such taking or purchase; provided, the foregoing
shall not be construed to preclude Tenant from seeking and recovering on its own
account from the condemning authority any separate award or compensation
attributable solely to the taking or purchase of Tenant's chattels or trade
fixtures or attributable to Tenant's relocation expenses provided that any such
separate claim by Tenant shall not reduce or adversely affect the amount of
Landlord's award. If any such award made or compensation paid to either party
specifically includes an award or amount for the other, the party first
receiving the same shall promptly account therefor to the other.

         13. FIRE OR OTHER CASUALTY

         (a) REPAIR ESTIMATE. If the Premises or the common areas of the
Building are damaged by fire or other casualty (a "CASUALTY"), Landlord shall,
within 90 days after such Casualty, deliver to Tenant a good faith estimate (the
"DAMAGE NOTICE") of the time needed to repair the damage caused by such
Casualty, provided that if, within 15 days after such Casualty, Tenant delivers
to Landlord a written notice specifically notifying Landlord of the provisions
of this Section 13(a) and Section 13(b) (a "REMINDER NOTICE"), Landlord shall
deliver the Damage Notice to Tenant within 30 days after such Casualty.

         (b) LANDLORD'S AND TENANT'S RIGHTS. If a material portion of the
Premises or the common areas of the Building is damaged by Casualty in a manner
that prevents Tenant from conducting its business in the Premises in a manner
reasonably comparable to that conducted immediately before such Casualty and
Landlord estimates that the damage caused thereby cannot

                                      -17-

<PAGE>

be repaired within 270 days, or, in the event Tenant has timely delivered a
Reminder Notice, within 180 days, Tenant may terminate this Lease by delivering
written notice to Landlord of its election to terminate within 30 days after the
Damage Notice has been delivered to Tenant. If Tenant does not so timely
terminate this Lease, then (subject to Section 13(c)) Landlord shall repair the
damage referred to in the Damage Notice, as provided below, and Net Rent for any
portion of the Premises rendered untenantable by the damage shall be abated on a
reasonable basis from the date of damage until the completion of the repair,
unless Tenant caused such damage, in which case, Tenant shall continue to pay
Rent without abatement.

         (c) LANDLORD'S RIGHTS. If a Casualty damages a material portion of the
Complex, and Landlord makes a reasonable determination that restoring the
Complex would be uneconomical, or if Landlord is required to pay any insurance
proceeds arising out of the Casualty to a Mortgagee, then Landlord may terminate
this Lease by giving written notice of its election to terminate within 30 days
after delivering the Damage Notice to Tenant, and Rent shall abate as of the
date of the Casualty.

         (d) REPAIR OBLIGATION. If neither party elects to terminate this Lease
following a Casualty, then Landlord shall, within a reasonable time after such
Casualty, begin to repair the Premises and the common areas of the Complex and
shall proceed with reasonable diligence to restore the Premises and the common
areas of the Complex to substantially the same condition as they existed
immediately before such Casualty; provided however, Landlord shall not be
required to repair or replace any of Tenant's personal property, including,
without limitation, furniture, equipment, fixtures, and other improvements which
may have been placed in the Premises by, or at the request of, Tenant and
Landlord's obligation to repair or restore the Premises or the common areas of
the Complex shall be limited to the extent of the insurance proceeds actually
received by Landlord for the Casualty in question.

         (e) REMOVAL OF PERSONAL PROPERTY. In the event of any damage or
destruction to the Building or the Premises by any peril contemplated by this
Section 13, or in the event of termination as a consequence of condemnation as
contemplated in Section 12, Tenant shall, upon notice from Landlord, remove
forthwith, at its sole cost and expense, the property belonging to Tenant from
such portion of the Building as Landlord shall request.

         14. TAXES. Tenant shall be liable for all taxes levied or assessed
against personal property, furniture, or fixtures placed by Tenant in the
Premises. If any taxes for which Tenant is liable are levied or assessed against
Landlord or Landlord's property and Landlord elects to pay the same, or if the
assessed value of Landlord's property is increased by inclusion of such personal
property, furniture or fixtures and Landlord elects to pay the taxes based on
such increase, Tenant shall pay to Landlord, upon demand, the part of such taxes
for which Tenant is primarily liable hereunder; however, Landlord shall not pay
such amount if Tenant notifies Landlord that it will contest the validity or
amount of such taxes before Landlord makes such payment, and thereafter
diligently proceeds with such contest in accordance with law and if the
non-payment thereof does not pose a threat of loss or seizure of the Complex or
interest of Landlord therein.

                                      -18-

<PAGE>

         15. EVENTS OF DEFAULT. The following events shall be deemed to be
events of default by Tenant under this Lease (individually, an "EVENT OF
DEFAULT" and collectively, "EVENTS OF DEFAULT"):

         (a) RENT. Tenant shall fail to pay any installment of Rent when due,
and such failure shall continue for a period of five days from the date such
payment was due;

         (b) VACATION. [Intentionally omitted.]

         (c) LIENS. Tenant shall fail to comply with the requirements of Section
6(d);

         (d) OTHER BREACH. Tenant shall fail to comply with any term, provision
or covenant of this Lease (other than the foregoing in this Section 15), and
shall not cure such failure within 30 days after notice; provided, in the event
such default cannot reasonably be cured within such 30 day period, an Event of
Default shall not be deemed to have occurred so long as Tenant commences an
effective cure within said 30 day period and prosecutes such cure diligently to
completion within a period not to exceed 60 days after such notice; or

         (e) BANKRUPTCY/INSOLVENCY. Tenant shall file or have filed against it a
petition (the term "TENANT" shall include, for the purposes of this Section
15(e), any guarantor of the Tenant's obligations hereunder): (1) in any
bankruptcy or other insolvency proceeding; (2) seeking any relief under any
state or federal debtor relief law; (3) for the appointment of a liquidator or
receiver for all or substantially all of Tenant's property or for Tenant's
interest in this Lease; or (4) for the reorganization or modification of
Tenant's capital structure; however, if such a petition is filed against Tenant,
then such filing shall not be an Event of Default unless Tenant fails to have
the proceedings initiated by such petition dismissed within 60 days after the
filing thereof.

         16. REMEDIES. Upon the occurrence of any Event of Default, Landlord
may, at its election, terminate this Lease through the delivery of written
notice to that effect to Tenant or terminate Tenant's right to possession only,
without terminating the Lease.

         (a) RE-ENTRY WITHOUT TERMINATION. Upon any termination of Tenant's
right to possession of the Premises without termination of this Lease, Landlord
may, at Landlord's option, enter into the Premises, remove Tenant's signs and
other evidences of tenancy, and take and hold possession thereof without such
entry and possession terminating this Lease or releasing Tenant, in whole or in
part, from any obligation, including Tenant's obligation to pay Rent for the
full Term. Landlord may, but need not, relet the Premises or any part thereof
for such rent and upon such terms as Landlord, in its sole discretion, shall
determine (including the right to relet the Premises as part of a larger area
and the right to change the character or the use made of the Premises), and
Landlord shall not be required to accept any tenant offered by Tenant or to
observe any instructions given by Tenant about such reletting. In any such case,
Landlord may make repairs, alterations and additions in or to the Premises, and
redecorate the same to the extent Landlord deems necessary or desirable, in its
sole discretion. All rentals and other

                                      -19-

<PAGE>

sums received by Landlord from any such reletting shall be applied as follows:
first, to the payment of any indebtedness other than Rent due hereunder from
Tenant to Landlord; second, to the payment of any costs and expenses of such
alterations and repairs; third, to the payment of Landlord's expenses of
reletting, including, without limitation, broker's commissions, attorney fees
and lease inducements, such as moving or leasehold improvement allowances;
fourth, to the payment of Rent; and the residue, if any, shall be held by
Landlord and applied in payment of future Rent as the same may become due and
payable hereunder. If such rentals and other sums received from such reletting
during any month be less than the Rent to be paid during said month by Tenant
hereunder, Tenant shall pay such deficiency to Landlord. Such deficiency shall
be calculated and paid monthly. Notwithstanding any such re-entry by Landlord,
Landlord may at any time hereafter elect to terminate this Lease for such
previous breach.

         (b) DAMAGES IN THE EVENT OF TERMINATION. Landlord and Tenant agree that
the damages Landlord would incur in connection with terminating this Lease
following an Event of Default would be difficult to estimate or ascertain. In
the event Landlord terminates this Lease, Landlord may recover from Tenant, as
liquidated damages, an amount equal to the sum of the following: (i) all unpaid
Rent that is due and payable as of the effective date of termination; plus (ii)
a sum of money equal to the entire amount of Rent that would be payable under
the Lease for the lesser of the following two periods, which amount shall be
immediately due and payable upon demand but which shall be discounted to present
value using a discount rate equal to the discount rate of the Federal Reserve
Bank of Minneapolis as of the date of termination plus one percent: (A) the
one-year period commencing upon the effective date of termination, or (B) the
period commencing upon the effective date of termination and ending upon the
original date of the expiration of the Term. For purposes of calculating the
amount of Rent that would be payable under this Lease for the period succeeding
the effective date of termination, such Rent shall be computed on the basis of
the average monthly amount of Rent accruing during the 24-month period
immediately preceding the default to which such termination relates (exclusive
of any months in which Tenant received "free" or abated rent concessions);
provided, however, if the default occurs prior to the expiration of the first 24
months of the Lease, Rent shall be computed on the basis of the average monthly
amount of Rent accruing during all months preceding the month in which said
default occurred (exclusive of any months in which Tenant received "free" or
abated rent concessions). Landlord and Tenant agree that such sum is a
reasonable estimation of the damages Landlord would incur in connection with
terminating this Lease following an Event of Default, and agree that such sum is
not a penalty.

         17. REMEDIES CUMULATIVE; NO WAIVER. Landlord's pursuit of any remedy
available to it under this Lease, at law or in equity shall not preclude its
pursuit of any other remedy available to it under this Lease, at law or in
equity, and all such remedies shall be cumulative. Landlord's acceptance of Rent
following an Event of Default shall not waive Landlord's rights regarding such
Event of Default. No waiver by Landlord of any violation or breach of any of the
terms contained herein shall waive Landlord's rights regarding any future
violation of such term, and no custom or practice which may evolve between the
Landlord and Tenant shall waive or diminish Landlord's right to insist upon
Tenant's performance in strict accordance with the terms of this Lease.
Landlord's acceptance of any partial payment of Rent shall not waive

                                      -20-

<PAGE>

Landlord's rights with regard to the remaining portion of the Rent that is due,
regardless of any endorsement or other statement on any instrument delivered in
payment of Rent or any writing delivered in connection therewith; accordingly,
Landlord's acceptance of a partial payment of Rent shall not constitute an
accord and satisfaction of the full amount of the Rent that is due.

         18. SECURITY INTEREST. [Intentionally omitted.]

         19. SURRENDER OF PREMISES. No act by Landlord shall be deemed an
acceptance of a surrender of the Premises, and no agreement to accept a
surrender of the Premises shall be valid unless it is in writing and signed by
Landlord. At the expiration or termination of this Lease, Tenant shall deliver
to Landlord the Premises with all improvements located therein in good repair
and condition, broom-clean, reasonable wear and tear (and condemnation and
Casualty damage not caused by Tenant, as to which Sections 12 and 13 shall
control) excepted, and shall deliver to Landlord all keys to the Premises.
Provided that Tenant has performed all of its obligations hereunder, Tenant may
remove all unattached trade fixtures, furniture, and personal property placed in
the Premises by Tenant, and shall remove such alterations, additions,
improvements, trade fixtures, personal property, equipment, wiring, and
furniture as Landlord may request. Notwithstanding anything in this Section 19
to the contrary: (a) Tenant shall not be required to remove (i) any of the Work,
or (ii) any alterations or additions to which Landlord has given its written
consent, unless Landlord's consent to such alterations or additions was
conditioned upon the removal of such items prior to the expiration or
termination of this Lease; and (b) Tenant shall be entitled to remove from the
Premises all furniture, accessories, computers and other equipment, mounting
racks, and plants installed or placed in the Premises by Tenant. Tenant shall
repair all damage caused by such removal. All items not so removed shall be
deemed to have been abandoned by Tenant and may be appropriated, sold, stored,
destroyed, or otherwise disposed of by Landlord without notice to Tenant and
without any obligation to account for such items. The provisions of this Section
19 shall survive the expiration or termination of this Lease.

         20. HOLDING OVER. In the event Tenant remains in possession of the
Premises beyond the expiration of the Term, Tenant shall be deemed, at
Landlord's option without executing any document or receiving any notice from
Landlord, to be occupying the Premises as a month-to-month tenant at a monthly
Net Rent equal to the greater of (A) 150% of the monthly Net Rent payable with
respect to the last month of the Term, or (B) 125% of the prevailing rental rate
in the Complex for similar space, subject to all other terms and conditions of
this Lease, including the payment of Operating Costs and all other sums due
under this Lease.

         21. CERTAIN RIGHTS RESERVED BY LANDLORD. Provided that the exercise of
such rights does not unreasonably interfere with Tenant's occupancy of the
Premises, Landlord shall have the following rights:

         (a) To decorate and to make inspections, repairs, alterations,
additions, changes, or improvements, whether structural or otherwise, in and
about the Complex, or any part thereof; to enter upon the Premises upon
reasonable advance notice (except that no advance notice shall

                                      -21-

<PAGE>

be required in the event of an emergency) and, during the continuance of any
such work, to temporarily close doors, entryways, public space, and corridors in
the Complex; to interrupt or temporarily suspend Complex services and
facilities; to change the name of the Complex; and to change the arrangement and
location of entrances or passageways, doors, and doorways, corridors, elevators,
stairs, restrooms, or other public parts of the Complex;

         (b) To take such reasonable measures as Landlord deems advisable for
the security of the Complex and its occupants; evacuating the Building or the
Complex for cause, suspected cause, or for drill purposes; temporarily denying
access to the Complex; and closing the Building or the Complex after normal
business hours and on Sundays and holidays, subject, however, to Tenant's right
to enter when the Complex or the Building is closed after normal business hours
under such reasonable regulations as Landlord may prescribe from time to time;

         (c) To enter the Premises at reasonable hours and upon reasonable
advance notice to show the Premises to prospective purchasers, lenders, or,
during the last 12 months of the Term, tenants; and

         (d) At any time during the continuance of an Event of Default, to
market all or any part of the Premises to prospective tenants, including, but
not limited to, the right to enter the Premises at reasonable hours to show the
Premises to prospective tenants, provided that Landlord shall have no obligation
to relet the Premises and further provided that Landlord's exercise of its
rights under this Section shall not constitute or be deemed a termination of
this Lease or the acceptance of any vacation or attempted surrender of the
Premises by Tenant.

         22. SUBSTITUTION SPACE. [Intentionally omitted.]

         23. MISCELLANEOUS

         (a) LANDLORD TRANSFER. Landlord may transfer all or any portion of the
Complex and any of its rights under this Lease, and upon such transfer will be
released, effective as of the date of such transfer, from any obligations or
liabilities arising or accruing under this Lease on or after the date of the
transfer.

         (b) LIMITATION ON LANDLORD'S LIABILITY. Tenant agrees to look solely to
Landlord's interest in the Complex for the recovery of any damages for a breach
by Landlord of this Lease, and agrees that none of Landlord, its officers,
directors, shareholders, partners, employees or agents shall be personally
liable for any default by Landlord under this Lease or for any damages therefor
awarded to Tenant. The liability of Landlord to Tenant for any default by
Landlord under the terms of this Lease shall be limited to Tenant's actual
direct, but not consequential, damages therefor. The provisions of this Section
23(b) shall not limit any remedies which Tenant may have for Landlord's defaults
which do not involve the personal liability of Landlord.

         (c) FORCE MAJEURE. Other than for Tenant's obligations under this Lease
that can be performed by the payment of money (e.g., payment of Rent and
maintenance of insurance),

                                      -22-

<PAGE>

whenever a period of time is herein prescribed for action to be taken by either
Landlord or Tenant, such party shall not be liable or responsible for, and there
shall be excluded from the computation of any such period of time, any delays
due to strikes, riots, acts of God, shortages of labor or materials, war,
governmental laws, regulations, or restrictions, or any other causes of any kind
whatsoever which are beyond the control of such party.

         (d) BROKERAGE. Except for the broker named in the Data Sheet, Tenant
warrants and represents that it has not dealt with any broker, agent or other
person in connection with the negotiation or execution of this Lease.

         (e) ESTOPPEL CERTIFICATES. From time to time, Tenant shall furnish to
any party designated by Landlord, within ten days after Landlord has made a
request therefor, a certificate signed by Tenant confirming and containing such
factual certifications and representations as to this Lease as Landlord may
reasonably request. In connection with any Transfer to a Permitted New Tenant,
Landlord shall, upon Tenant's request, furnish to Tenant and such Permitted New
Tenant, a certificate signed by Landlord confirming and containing such factual
certifications and representations as to this Lease as Tenant and such
prospective Permitted New Tenant may reasonable request in connection with such
Transfer.

         (f) NOTICES. Any notice required herein shall be in writing and
shall be deemed effective and received (a) upon personal delivery; (b) five
days after deposit in the United States mail, certified mail, return receipt
requested, postage prepaid; or (c) one business day after deposit with a
national overnight air courier, fees prepaid, to Landlord or Tenant at the
addresses specified in the Data Sheet. Either party may designate an
additional or another address upon giving notice to the other party pursuant
to this Section 23(f). For the purposes of this Lease, "BUSINESS DAY" shall
mean a day which is not a Saturday, a Sunday or a legal holiday of the United
States of America.

         (g) SEPARABILITY. If any clause or provision of this Lease is illegal,
invalid, or unenforceable under present or future laws, then the remainder of
this Lease shall not be affected thereby and in lieu of such clause or
provision, there shall be added as a part of this Lease a clause or provision as
similar in terms to such illegal, invalid, or unenforceable clause or provision
as may be possible and be legal, valid, and enforceable.

         (h) AMENDMENTS; BINDING EFFECT. This Lease may not be amended except by
instrument in writing signed by Landlord and Tenant. This Lease shall inure to
the benefit of and be binding upon Landlord and Tenant, and upon their
respective successors in interest and legal representatives, except as otherwise
herein expressly provided. This Lease is for the sole benefit of Landlord and
Tenant, and, other than a Mortgagee, no third party shall be deemed a third
party beneficiary of this Lease.

         (i) QUIET ENJOYMENT. Provided Tenant has performed all of its
obligations hereunder, Tenant shall peaceably and quietly hold and enjoy the
Premises for the Term, without

                                      -23-

<PAGE>

hindrance from Landlord or any party claiming by, through, or under Landlord,
but not otherwise, subject to the terms and conditions of this Lease.

         (j) NO MERGER. There shall be no merger of the leasehold estate hereby
created with the fee estate in the Premises or any part thereof if the same
person acquires or holds, directly or indirectly, this Lease or any interest in
this Lease and the fee estate in the leasehold Premises or any interest in such
fee estate.

         (k) NO OFFER. The submission of this Lease to Tenant shall not be
construed as an offer, and Tenant shall not have any rights under this Lease
unless Landlord executes a copy of this Lease and delivers it to Tenant.

         (l) ENTIRE AGREEMENT. This Lease constitutes the entire agreement
between Landlord and Tenant regarding the subject matter of this Lease and all
oral statements and prior writings relating thereto are hereby merged into and
superseded by this Lease.

         (m) WAIVER OF JURY TRIAL. TO THE MAXIMUM EXTENT PERMITTED BY LAW,
LANDLORD AND TENANT EACH WAIVE THE RIGHT TO A TRIAL BY JURY IN ANY LITIGATION
ARISING OUT OF OR WITH RESPECT TO THIS LEASE.

         (n) GOVERNING LAW. This Lease shall be governed by and construed in
accordance with the internal laws of the State of Minnesota, and the federal and
state courts of Minnesota shall have exclusive jurisdiction over all claims and
disputes relating to or arising in connection with this Lease.

         (o) JOINT AND SEVERAL LIABILITY. If Tenant is comprised of more than
one party, each such party shall be jointly and severally liable for Tenant's
obligations under this Lease.

         (p) FINANCIAL REPORTS. Within 15 days after Landlord's request, Tenant
will furnish Tenant's most recent audited financial statements (including any
notes to them) to Landlord, or, if no such audited statements have been
prepared, such other financial statements (and notes to them) as may have been
prepared by an independent certified public accountant or, failing those,
Tenant's internally prepared financial statements. Tenant will discuss its
financial statements with Landlord and will give Landlord access to Tenant's
books and records in order to enable Landlord to verify the financial
statements. Landlord will not disclose any aspect of Tenant's financial
statements that Tenant designates to Landlord as confidential except (a) to
Landlord's lenders or prospective purchasers of the project, (b) in litigation
between Landlord and Tenant, and (c) if required by court order.

         (q) LANDLORD'S FEES. Whenever Tenant requests that Landlord take any
action or give any consent required or permitted under this Lease, Tenant will
reimburse Landlord for Landlord's reasonable costs incurred in reviewing the
proposed action or consent, including without limitation reasonable attorney,
engineer or architect fees, within ten days after Landlord's delivery to Tenant
of a statement of such costs, not to exceed $500. Tenant will be

                                      -24-

<PAGE>

obligated to make such reimbursement without regard to whether Landlord
consents to any such proposed action.

         (r) TELECOMMUNICATIONS. Tenant and its telecommunications companies,
including but not limited to local exchange telecommunications companies and
alternative access vendor services companies shall have no right of access to
and within the Complex, for the installation and operation of telecommunications
systems including but not limited to voice, video, data, and any other
telecommunications services provided over wire, fiber optic, microwave,
wireless, and any other transmission systems, for part or all of Tenant's
telecommunications within the Complex and from the Complex to any other location
without Landlord's prior written consent, which consent shall not be
unreasonably withheld or delayed.

         (s) GENERAL DEFINITIONS. The following terms shall have the following
meanings: "LAWS" means all federal, state and local laws, rules and regulations,
all court orders, all governmental directives and governmental orders, and all
restrictive covenants affecting the Complex, and "LAW" means any of the
foregoing; "AFFILIATE" means any person or entity which, directly or indirectly,
controls, is controlled by, or is under common control with the party in
question; "TENANT PARTY" shall include Tenant, any assignees claiming by,
through, or under Tenant, any subtenants claiming by, through, or under Tenant,
and any agents, contractors, employees and invitees of the foregoing parties;
and "INCLUDING" means including, without limitation.

         (t) CONFIDENTIALITY. Landlord and Tenant each agree that the terms and
conditions of this Lease are to remain confidential for the benefit of the
other, and may not be disclosed to anyone, by any manner or means, directly or
indirectly, without the prior written consent of the other, except that each
party may disclose such terms and conditions to its employees, legal counsel,
and auditors, and to any party as required by law, and except that Landlord may
disclose such terms and conditions to any prospective purchaser or lender and
Tenant may disclose such terms and conditions to any prospective Permitted New
Tenant. The consent by the Landlord to any disclosures shall not be deemed to be
a waiver on the part of the Landlord of any prohibition against any future
disclosure.

         (u) DISCLAIMER. LANDLORD AND TENANT EXPRESSLY DISCLAIM ANY IMPLIED
WARRANTY THAT THE PREMISES ARE SUITABLE FOR TENANT'S INTENDED USE, AND TENANT
AGREES THAT, EXCEPT AS EXPRESSLY PROVIDED OTHERWISE IN THIS LEASE, LANDLORD HAS
MADE NO REPRESENTATION OR WARRANTY OF ANY KIND TO TENANT.

         (v) LEGAL FEES. In the event of any litigation to enforce or interpret
the terms of this Lease, the prevailing party shall be entitled to an award of
its attorney fees and disbursements, through all appellate levels.
Notwithstanding the foregoing, if Landlord commences any action against Tenant
which action settles at or prior to any trial in connection therewith, Landlord
shall be entitled to recover from Tenant Landlord's attorney fees and
disbursements and the same shall be payable by Tenant to Landlord with the next
installment of Net Rent falling due.

                                      -25-

<PAGE>

         (w) SECTIONS. All references in this Lease to a "SECTION" shall, unless
expressly stated otherwise, refer to such Section of this Lease.

         THIS LEASE is dated as of the date first above written.

                           TENANT:

                           ADESSO SPECIALTY SERVICES ORGANIZATION, INC.

                           By: /s/ Daniel M. Polkow
                              ----------------------------------------------
                           Name: DANIEL M. POLKOW
                                --------------------------------------------
                           Title: VICE PRESIDENT OF OPERATIONS
                                 -------------------------------------------

                           LANDLORD:

                           WHPX-S REAL ESTATE LIMITED PARTNERSHIP, a Delaware
                           limited partnership

                           By:  WHPX-S Gen-Par, Inc., a Delaware corporation,
                                general partner

                                By:     /s/[ILLEGIBLE]
                                      --------------------------------------
                                 Its:
                                       -------------------------------------

                                      -26-

<PAGE>

                                    EXHIBIT A

                               OUTLINE OF PREMISES

                                 [See Attached]

                                      A-1

<PAGE>

                                    EXHIBIT B

                          LEGAL DESCRIPTION OF COMPLEX

         That part of Lot 5, Block 1, lying Northerly and Northwesterly of a
         line described as commencing at the Northwest corner of Lot 6, said
         Block 1; thence on an assumed bearing of South 0 degrees 44 minutes 45
         seconds West along the West line of Lots 5 and 6 a distance of 355.00
         feet to the point of beginning; then South 89 degrees 15 minutes 15
         seconds East a distance of 444.00 feet; thence North 00 degrees 44
         minutes 45 seconds East a distance of 21.00 feet; thence North 45
         degrees 44 minutes 45 seconds East a distance of 157.50 feet to the
         Southwesterly line of Harbor Lane and there ending;

         Lot 6, Block 1;

         Lot 1, Block 2; and

         Lot 2, Block 2, except that part lying Southerly of the following
         described line: Beginning at a point in the East line of Lot 2, distant
         156.52 feet North of the Southeast corner thereof; thence West at a
         right angle to said East line 167.56 feet; thence Southerly deflecting
         to the left 60 degrees 58 minutes 33 seconds a distance of 70.21 feet
         to the Southwesterly line of said Lot 2 and there terminating,

         All in Fox Meadows First Addition, Hennepin County, Minnesota

                                      B-1

<PAGE>

                                    EXHIBIT C

                              RULES AND REGULATIONS

         Tenant shall comply with, and shall cause all Tenant Parties to comply
with, the following rules and regulations:

         1. No Tenant Party shall obstruct Common Areas or use Common Areas for
any purpose other than ingress and egress to and from the Premises and for going
from one to another part of the Complex.

         2. Plumbing, fixtures and appliances shall be used only for the
purposes for which designed, and no sweepings, rubbish, rags or other unsuitable
material shall be thrown or deposited therein. Tenant shall pay for all damage
resulting to any such fixtures or appliances from misuse by any Tenant Party.

         3. No signs, advertisements or notices shall be painted or affixed on
or to any windows or doors or other part of the Complex without the prior
written consent of Landlord. No nails, hooks or screws shall be driven or
inserted in any part of the Complex except by Complex maintenance personnel. No
curtains or other window treatments shall be placed between the glass and the
Complex standard window treatments.

         4. Landlord shall provide and maintain an alphabetical directory for
all tenants in the main lobby of the Complex.

         5. Landlord shall provide all door locks in the Premises, at Tenant's
cost, and no Tenant Party shall place any additional door locks in the Premises
without Landlord's prior written consent. Landlord shall furnish to Tenant a
reasonable number of keys to the Premises, at Tenant's cost, and no Tenant Party
shall make any duplicates thereof.

         6. All Tenant Parties shall move furniture and/or office equipment, and
shall dispatch or receive of bulky material, merchandise or materials which
require use of elevators or stairways into or out of the Complex only under
Landlord's supervision, and only at such times and in such a manner as Landlord
may reasonably require. Tenant assumes all risks of and shall be liable for all
damage to articles moved and injury to persons or public engaged or not engaged
in such movement, including equipment, property and personnel of Landlord if
damaged or injured as a result of acts in connection with carrying out this
service for any Tenant Party.

         7. Landlord may prescribe weight limitations and determine the
locations for safes and other heavy equipment or items, which shall in all cases
be placed in the Complex so as to

                                      C-1

<PAGE>

distribute weight in a manner acceptable to Landlord which may include the use
of such supporting devices as Landlord may require. All damage to the Complex
caused by the installation or removal of any property of any Tenant Party, or
done by any Tenant Party's property while in the Complex, shall be repaired at
the expense of Tenant.

         8. Corridor doors, when not in use, shall be kept closed. Nothing shall
be swept or thrown into the corridors, halls, elevator shafts or stairways. No
birds or animals shall be brought into or kept in, on or about the Premises. No
portion of the Premises shall at any time be used or occupied as sleeping or
lodging quarters.

         9. All Tenant Parties shall cooperate with Landlord's employees in
keeping the Premises neat and clean. No Tenant Party shall employ any person for
the purpose of such cleaning other than the Complex's cleaning and maintenance
personnel.

         10. To ensure orderly operation of the Complex, no ice, mineral or
other water, towels, newspapers, etc. shall be delivered to any leased area
except by persons approved by Landlord, which approval shall not be unreasonably
withheld or delayed, and shall not be used as a means of obtaining economic
benefit for Landlord or any of its Affiliates.

         11. No Tenant Party shall make or permit any vibration or improper,
objectionable or unpleasant noises or odors in the Complex or otherwise
interfere in any way with other tenants or persons having business with them.

         12. No machinery of any kind (other than normal office equipment) shall
be operated by any Tenant Party in the Premises without Landlord's prior written
consent, nor shall any Tenant Party use or keep in the Complex any flammable or
explosive fluid or substance.

         13. Landlord will not be responsible for lost or stolen personal
property, money or jewelry from the Premises or public or common areas
regardless of whether such loss occurs when the area is locked against entry or
not.

         14. No vending or dispensing machines of any kind may be maintained in
the Premises without the prior written permission of Landlord.

         15. No Tenant Party shall conduct any activity on or about the Premises
or Complex which will draw pickets, demonstrators, or the like.

         16. All vehicles are to be currently licensed, in good operating
condition, parked for business purposes having to do with Tenant's business
operated in the Premises, parked within designated parking spaces, one vehicle
to each space. No vehicle shall be parked as a

                                      C-2

<PAGE>

"billboard" vehicle in the parking ramp. Any vehicle parked improperly may be
towed away. Any vehicle not operated or parked as required may be towed at the
expense of its owner or driver, or may be "booted" to immobilize it, and
Landlord may levy a charge of $50.00 on the owner or driver to remove the
"boot."

                                      C-3

<PAGE>

                                    EXHIBIT D

                               TENANT FINISH WORK

         1. Landlord shall, on or before the "Commencement Date", as that term
is defined in the Data Sheet, perform the Work depicted and/or described on
those certain Construction Plans prepared by WCL Interiors, Inc. dated September
17, 1997 and revised on September 24, 1997, bearing Project No. 1-9701.58 (the
"PLANS"), which Plans are attached hereto as Schedule 1 and hereby incorporated
herein. As used herein, "WORK" shall mean all improvements to be constructed in
accordance with and as indicated on the Plans. With the exception of the
performance of the Work, Tenant hereby agrees to accept the Premises in their
"As-Is" condition. Tenant agrees that, except for the Work, Landlord shall have
no obligation to perform any work in the Premises (including, without
limitation, demolition of any improvements existing therein or construction of
any tenant finish-work or other improvements therein), and shall not be
obligated to reimburse Tenant or provide an allowance for any costs related to
the demolition or construction of improvements therein. Landlord does not
represent or warrant that the Plans are adequate for any use, purpose, or
condition, or that they comply with any applicable law or code. All changes in
the Work must receive the prior written approval of Landlord, and in the event
of any such approved change, Tenant shall, upon completion of the Work, furnish
Landlord with an accurate, reproducible "as-built" plan (e.g., sepia) of the
improvements as constructed, which plan shall be incorporated into this Lease by
this reference for all purposes.

         2. Each day by which the substantial completion of the Work is delayed
beyond November 1, 1997 because of (a) any change by Tenant to the Plans, (b)
any specification by Tenant of materials or installations in addition to or
other than Landlord's standard finish-out materials, or (c) any other action or
failure to act by Tenant, shall be a "TENANT DELAY DAY." Notwithstanding any
provision to the contrary in the Lease, (i) Tenant shall pay Net Rent and
Operating Costs under the Lease with respect to each Tenant Delay Day in
addition to all Rent accruing under the Lease after the Commencement Date, and
(ii) the Outside Delivery Date shall be extended by each Tenant Delay Date.

         3. Landlord shall bear the entire cost of performing the Work depicted
on the Plans. Tenant shall bear the entire additional costs incurred by Landlord
in performing the Work because of an event specified in clauses (a), (b), or (c)
of Section 2 of this Exhibit. Tenant shall pay Landlord an amount equal to 50%
of the estimated additional costs of any change to the Plans at the time of such
change; Tenant shall pay to Landlord the remaining portion of additional costs
incurred in performing the Work because of an event specified in clauses (a),
(b), or (c) of Section 2 of this Exhibit upon substantial completion of the
Work.

         4. Tenant's acceptance of possession of the Premises shall be deemed
conclusively to establish that the Premises have been completed in accordance
with the Plans and are in good

                                      D-1

<PAGE>

and satisfactory condition as of when possession was so taken, except for such
items of the Work, if any, as Landlord and Tenant agree in writing are to be
completed after the Commencement Date. At Landlord's request, Tenant shall
execute and deliver to Landlord a letter of acceptance of delivery of the
Premises and identification of the Commencement Date.

                                      D-2

<PAGE>

                                   SCHEDULE 1
                                       TO
                                    EXHIBIT D

                               CONSTRUCTION PLANS

                                      D-3

<PAGE>

                                    EXHIBIT G

                                      SIGN

         Only during such time as Tenant is occupying the entire fourth floor of
the Building, Tenant shall have the non-exclusive right to install a sign which
is visible from Harbor Lane (the "SIGN") on the exterior of the Building upon
the following conditions:

                  (i) the Sign shall consist solely of the name and logo of
         Tenant, shall not be internally lighted and shall be on the southeast
         side of the Building;

                  (ii) the letters in the Sign shall be consistent in style
         with the letters in the Building address on the east side of the
         Building;

                  (iii) the Sign shall not exceed 35 feet in length;

                  (iv) the color and materials of the Sign shall be subject to
         Landlord's approval, which approval shall not be unreasonably withheld
         or delayed;

                  (v) Tenant shall obtain and deliver to Landlord, prior to
         installation, all governmental approvals required to be obtained prior
         to the installation of the Sign;

                  (vi) the Sign shall conform with all applicable Laws,
         including the requirements of the City of Plymouth;

                  (vii) Tenant shall, at its sole expense, install, maintain,
         repair and replace the Sign so as to maintain the Sign in a neat and
         presentable condition;

                  (viii) Tenant shall employ Landlord's Contractor, or such
         other contractor as Landlord and Tenant may agree upon, for the
         installation of the Sign;

                  (ix) Tenant shall make no changes to the Sign without
         Landlord's prior written approval, which shall not be unreasonably
         withheld; and

                  (x) Tenant shall, on or before the earlier of (a) the
         expiration of the Term or earlier cancellation of this Lease, or (b)
         such time as Tenant no longer occupies the entire fourth floor of the
         Building, at Tenant's sole expense, remove the Sign and return the
         portion of the wall on which the Sign was located to a condition as
         good as its condition prior to the installation of the Sign.

                                      G-1

<PAGE>

                                    EXHIBIT E

                                EXTENSION OPTION

         Tenant shall, subject to the provisions of this Exhibit, be entitled to
extend the Term for one additional period of 36 months (the "EXTENDED TERM")
commencing immediately upon the expiration of the initial Term referred to in
the Data Sheet (the "INITIAL TERM"), by delivering written notice of its intent
to extend the Term (a "NOTICE TO EXTEND") to Landlord not later than 180 days
before the expiration of the Initial Term. Tenant shall have no further
extension options unless expressly granted by Landlord in writing. On or before
the commencement date of the Extended Term, Landlord and Tenant shall execute an
amendment to the Lease extending the Term on the same terms provided in the
Lease, except as follows:

         1. PREVAILING RENTAL RATE. The Net Rent payable for each month during
the Extended Term shall be the prevailing rental rate at the commencement of the
Extended Term for space of equivalent quality, size, utility and location, with
the length of the Extended Term, the use of the Premises, and the credit
standing of Tenant to be taken into account. Within ten days after receiving a
Notice to Extend, Landlord shall deliver written notice to Tenant of its
determination of the applicable prevailing rental rate and the adjustment to Net
Rent required to reflect such prevailing rental rate. If Tenant disagrees with
Landlord's determination of the prevailing rental rate and the adjustment to Net
Rent, Tenant may, but only within ten days after receiving Landlord's notice,
withdraw its Notice to Extend by delivering a written notice of such withdrawal
to Landlord.

         2. PREMISES AS-IS. Tenant hereby agrees to accept the Premises in
their "As-Is" condition on the commencement of the Extended Term and agrees that
Landlord shall have no obligation to perform any work in the Premises, including
no obligation to demolish any improvements or construct of any tenant
finish-work or other improvements in the Premises, shall have no obligation to
reimburse Tenant or provide Tenant an allowance for any costs related to
demolishing or constructing improvements in the Premises, and shall have no
obligation to provide any other form of inducement to Tenant in connection with
Tenant's extension of the Lease pursuant to this Exhibit.

         3. LIMITATION ON TENANT'S RIGHTS. All of Tenant's rights under this
Exhibit shall immediately terminate and be of no further force or effect upon
the occurrence of any one or more of the following:

                  a. Any Event of Default shall exist at the time Tenant
         delivers a Notice to Extend or at the expiration of the Initial Term;

                  b. Tenant assigns any of its interest in this Lease (except to
         a Permitted New Tenant in accordance with the terms of the Lease) or
         sublets any portion of the Premises;

                                      E-1

<PAGE>

                  c. Tenant fails to timely exercise its right to extend under
         this Exhibit, time being of the essence with respect to Tenant's
         exercise of such right; or

                  d. Tenant withdraws the Notice to Extend.

                                      E-2

<PAGE>

                                    EXHIBIT F

                              RIGHT OF FIRST OFFER

         Subject to all extension or expansion options of other tenants existing
as of the date of this Lease, and provided no Event of Default then exists,
Landlord shall, prior to offering the same to others, first offer to lease to
Tenant any space on the third floor of the Building which hereafter becomes
available for leasing (the "OFFER SPACE") in its then-"AS-IS" condition; such
offer shall be in writing and specify the rent to be paid for the Offer Space
and the date on which the Offer Space shall be included in the Premises (the
"OFFER NOTICE"). Tenant shall notify Landlord in writing whether Tenant elects
to lease all but not less than all of the entire Offer Space at the rental rate
set forth in the Offer Notice, within ten days after the effective date of the
Offer Notice. Notwithstanding the foregoing, if prior to Landlord's delivery to
Tenant of the Offer Notice, Landlord has received an offer to lease all or part
of the Offer Space from a third party (a "THIRD PARTY OFFER") and such Third
Party Offer includes space in excess of the Offer Space, Tenant must exercise
its rights hereunder, if at all, as to all of the space contained in the Third
Party Offer. If Tenant timely elects to lease the Offer Space, then Landlord and
Tenant shall execute an amendment to this Lease, effective as of the date the
Offer Space is to be included in the Premises, on the same terms as this Lease
except as follows:

                  (a) the rentable area of the Premises shall be increased by
the rentable area in the Offer Space and Tenant shall pay Operating Costs with
respect thereto;

                  (b) Net Rent shall be increased by the amount specified for
such space in the Offer Notice; and

                  (c) Landlord shall not provide to Tenant any allowances (e.g.,
moving allowance, construction allowance, and the like) or other tenant
inducements.

If Tenant fails or is unable to timely exercise its right hereunder, then such
right shall lapse, time being of the essence with respect to the exercise
thereof, and Landlord may lease the Offer Space to third parties on such terms
as Landlord may elect. Tenant may not exercise its rights under this Exhibit if
an Event of Default exists or Tenant is not then occupying the entire Premises.

         Tenant's rights under this Exhibit shall terminate if (a) this Lease or
Tenant's right to possession of the Premises is terminated or (b) Tenant assigns
any of its interest in this Lease (except for an assignment to a Permitted New
Tenant in accordance with the terms of this Lease) or sublets any portion of the
Premises.

                                      F-1

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