Document:

<PAGE>

                                 EXHIBIT 10.58

                            GROUND LEASE AGREEMENT

                          FOR THE MOTOROLA BUILDING
<PAGE>

                               ASU RESEARCH PARK

                                     LEASE

                                    BETWEEN

                 PRICE-ELLIOT RESEARCH PARK, INC. ("LANDLORD")

                                      AND

                       RYAN COMPANIES US, INC. ("TENANT")
<PAGE>

                               ASU RESEARCH PARK
                                     LEASE

                         FUNDAMENTAL LEASE PROVISIONS
                         ----------------------------

DATE:                          November 19, 1997

LANDLORD:                      PRICE-ELLIOTT RESEARCH PARK, INC., an Arizona
                               nonprofit corporation

TENANT:                        RYAN COMPANIES US, INC.

DEMISED PREMISES:              Lots 35, 36, and 37, containing approximately
                               12.44 net acres (19.115 gross acres), 541,878.4
                               net square feet (832,673.7 gross square feet).
                               See Exhibits A and A-1.

LEASE TERM:                    From the date hereof through December 31,
                               2082, subject to Tenant's right to terminate the
                               Term, as provided in Section 2.

RENT COMMENCEMENT DATE:        See Section 3.

ANNUAL RENT:                   See Section 3.

MUNICIPAL SERVICE
FEE:                           $0.08337 per square foot of Floor Area
                               constructed on the Demised Premises per year,
                               payable in twelve equal monthly installments,
                               subject to adjustments as provided in Section
                               6(d).

COMMON AREA EXPENSES:          Allocable Share payable monthly beginning on
                               the Rent Commencement Date.

INFRASTRUCTURE
ASSESSMENT:                    Approximately $325,127.04 based upon $.60
                               per net square foot of land area.

                                       i
<PAGE>

SECURITY DEPOSIT:              None Required.

PERMITTED USES:                Those uses permitted under the Restrictions
                               attached hereto as Exhibit F. Unlimited
                               manufacturing is prohibited (A.R.S. (S)15-1636).

RESTRICTIONS:                  Attached hereto as Exhibit F.

ADDRESS OF LANDLORD:           8750 South Science Drive
                               Tempe, Arizona 85284

ADDRESS OF TENANT:             3200 E. Camelback Road
                               Suite 129
                               Phoenix, Arizona 85018
                               Attn: John L. Strittmatter

The foregoing Fundamental Lease Provisions are an integral part of this Lease,
and each reference in the body of the Lease to any Fundamental Lease Provisions
shall be construed to incorporate all of the terms set forth above with respect
to such Provisions.

                                      ii
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                                     INDEX

<TABLE>
<CAPTION>
Section                                                                Page
<S>                                                                    <C>
 1.  DEMISED PREMISES...............................................     1

 2.  TERM...........................................................     1

 3.  RENT...........................................................     1

 4.  ADDITIONAL CHARGES.............................................     3

 5.  NO COUNTERCLAIM OR ABATEMENT OF ADDITIONAL CHARGES.............     3

 6.  RENTAL TAXES, UTILITIES, REAL ESTATE TAXES AND MANAGEMENT FEE..     4

 7.  USE OF DEMISED PREMISES........................................     8

 8.  CONSTRUCTION BY TENANT.........................................     9

 9.  INFRASTRUCTURE ASSESSMENT......................................     9

10.  MAINTENANCE AND REPAIRS........................................     9

11.  REGULATORY REQUIREMENTS........................................     9

12.  INDEMNIFICATION................................................    11

13.  INSURANCE......................................................    12

14.  LIENS..........................................................    12

15.  DAMAGE OR DESTRUCTION..........................................    13

16.  EMINENT DOMAIN.................................................    13

17.  DEFAULTS AND REMEDIES..........................................    14

18.  ASSIGNMENT AND SUBLETTING......................................    16

19.  HYPOTHECATION OF LEASEHOLD ESTATE..............................    17

20.  SUBORDINATION..................................................    19

21.  ESTOPPEL CERTIFICATE...........................................    20
</TABLE>

                                      iii
<PAGE>

<TABLE>
<S>                                                                 <C>
22.  CONFLICT OF LAWS............................................   20

23.  STATUS OF TENANT............................................   20

24.  SUCCESSORS AND ASSIGNS......................................   20

25.  ATTORNEYS' FEES.............................................   21

26.  PERFORMANCE BY TENANT.......................................   21

27.  MORTGAGEE PROTECTION........................................   21

28.  WAIVER......................................................   21

29.  EXAMINATION OF LEASE........................................   22

30.  TIME........................................................   22

31.  PRIOR AGREEMENTS, AMENDMENTS................................   22

32.  SEVERABILITY................................................   22

33.  RECORDING...................................................   22

34.  LIMITATION ON LIABILITY.....................................   22

35.  NONSUBORDINATED SUBLEASE....................................   22

36.  CONSENT OF LANDLORD AND TENANT..............................   23

37.  DARK PERIOD.................................................   23

38.  TITLE TO BUILDINGS AND IMPROVEMENTS.........................   24

39.  SURRENDER...................................................   24

40.  RESTRICTIONS - AMENDMENTS...................................   24

41.  QUIET POSSESSION............................................   24

42.  WATER RESOURCES.............................................   25

43.  NOTICES.....................................................   25

44.  BROKERS.....................................................   25

45.  NET LEASE...................................................   25
</TABLE>

                                      iv
<PAGE>

<TABLE>
<S>                                                         <C>
46. TENANT'S TITLE INSURANCE............................    26

47. HEIGHT RESTRICTIONS.................................    26
</TABLE>

Exhibit A      Legal Description of the Demised Premises
Exhibit A- 1   Site Plan of the Demised Premises
Exhibit B      Site Plan of the Research Park
Exhibit C      Preliminary Plan Package
Exhibit D      Recognition, Non-Disturbance and Attornment Agreement
Exhibit E      Memorandum of Lease
Exhibit F      Restrictions

                                       v
<PAGE>

                               ASU RESEARCH PARK
                                     LEASE

     1.   DEMISED PREMISES
          ----------------

     Subject to the covenants and conditions herein contained, Landlord hereby
leases to Tenant, and Tenant leases from Landlord (this "Lease"), the land
situated in the City of Tempe, Maricopa County, Arizona, legally described on
Exhibit A attached hereto and graphically depicted on Exhibit A-1 attached
hereto (the "Land").  Said Land and all buildings and other improvements to be
constructed by or for Tenant thereon (the "Improvements") are hereinafter
referred to collectively as the "Demised Premises."  The Demised Premises is a
part of an integrated research park development located within the City of
Tempe, Arizona ("Research Park") which is graphically depicted on the Site Plan
attached hereto as Exhibit B. It is acknowledged that Landlord has an interest
in the Research Park as a ground lessee under that certain Ground Lease dated
October 8, 1984, and all amendments thereto ("Ground Lease"), wherein the
Arizona Board of Regents, acting for and on behalf of Arizona State University,
appears as Lessor ("Ground Lessor").  This Lease is a sublease under the Ground
Lease.

     2.   TERM
          ----

          (a)  The term of this Lease ("Term") shall commence as of the date
hereof and shall expire on December 31, 2082, unless the Term shall be sooner
terminated as hereinafter provided.

          (b)  The term "year" as used in this Lease shall mean each period of
twelve (12) consecutive months commencing on each January 1 and ending at
midnight on the next succeeding December 31, except that any partial year at the
beginning of the Term shall constitute the first year of the Lease, in which
event the first year of the Term will be shorter than twelve months.

          (c)  Tenant shall have the right to terminate this Lease prior to
expiration of the 30th year and prior to expiration of each subsequent 10-year
period. In order to exercise the termination right, Tenant must provide Landlord
with written notice of Tenant's termination election not more than 360 nor less
than 180 days prior to the expiration of the 30th year. If this termination
right is not exercised prior to the 30th year, the termination right shall then
correspond to the expiration of each successive 10th year (i.e., the 40th, 50th,
60th, 70th and 80th years) subject to being exercised in the manner herein
described.

     3.   RENT
          ----

          (a)  Upon the Rent Commencement Date (as defined below), Tenant agrees
to pay Annual Rent to Landlord, without demand, in twelve (12) equal monthly
installments in advance on the first day of each month, as follows:

                                       1
<PAGE>

<TABLE>
<CAPTION>
Lease Years         Per Net Sq. Foot      Annual              Monthly
-----------         ----------------      ------              -------
<S>                 <C>                   <C>                 <C>
1-15                $0.45                 [$243,825.28]       [$20,320.44]
16-25               $0.66                 [$357,639.74]       [$29,803.31]
26-35               $0.86                 [$466,015.42]       [$38,834.62]
36-85               See (b) below
</TABLE>

          (b)  During the 35th year and again during the 65th year, Landlord
shall have the option, in each such case, to cause the fair market value of the
Land (as an improved parcel of land but subject to the Restrictions) to be
determined by appraisal as set forth below. In each such case, the Annual Rent
applicable to the Demised Premises for the ensuing ten-year period shall be
equal to 10% of the fair market value of the Land. Annual Rent so determined
shall be in effect for the years 36-45. Annual Rent shall then be adjusted every
ten years so that Annual Rent for the years 46-55 and 56-65 shall reflect
cumulative non-compounded increases of three percent (3%) per year over the
Annual Rent in effect for the previous ten-year period. Likewise, Annual Rent
shall be established by appraisal as set forth herein during the 65th year for
the years 66-75. Annual Rent shall then be adjusted after ten years so that
Annual Rent for the years 76-85 shall reflect non-compounded cumulative
increases of three percent (3%) per year over the Annual Rent in effect for the
previous ten-year period.

          In order to invoke the appraisal procedure, Landlord shall provide to
Tenant at least 270 days but not more than 360 days prior to expiration of the
35th year (or 65th year as the case may be) an appraisal of the Land. Tenant
shall have 30 days after receipt of Landlord's appraisal either to accept
Landlord's appraisal or to submit to Landlord an appraisal of the Land
establishing a different fair market value. Failure to provide Landlord with an
appraisal before expiration of the 30-day period shall be deemed Tenant's
acceptance of Landlord's appraisal. If Tenant submits its own appraisal,
Landlord shall have 30 days within which to notify Tenant that it accepts or
rejects Tenant's appraisal. Failure to provide such notice within the 30-day
period shall constitute acceptance by Landlord of Tenant's appraisal.

          If Landlord rejects Tenant's appraisal, then the appraisers previously
selected by Landlord and Tenant shall select a third appraiser, except that if
the valuations of the two appraisals are less than 10% apart, the valuations
shall be averaged and the resulting amount shall be the fair market value. If
the appraisers are unable to agree on a third appraiser within ten (10) days,
either party, by giving ten (10) days notice to the other party may apply to the
American Arbitration Association for the purpose of selecting a third appraiser.

          Within 30 days after the selection of the third appraiser, the third
appraiser shall submit to Landlord and Tenant an appraisal of the Land. A
valuation agreed upon by two of the three appraisers shall be binding upon
Landlord and Tenant If none of the appraisers agree, the values determined by
the two appraisers whose valuations are closer (in absolute dollar terms, not
percentage terms) shall be averaged and the resulting amount shall be the fair
market

                                       2
<PAGE>

value. If one valuation is equally close (in absolute dollar terms, not
percentage terms) to the other two, the middle valuation shall be the fair
market value.

          Landlord and Tenant each shall bear the cost of its own appraiser and
shall bear one-half of the cost of the third appraiser. All appraisers shall be
members of the American Institute of Real Estate Appraisers (M.A.I.) or, if such
Institute shall not then exist, members of its successor or a substantially
equivalent organization.

          (c)  All sums to be paid by Tenant to Landlord pursuant to this Lease
shall be paid in lawful money of the United States to Landlord at its address,
or at such other place as Landlord may from time to time designate in writing.

          (d)  The "Rent Commencement Date" shall be the earlier to occur of (i)
the first anniversary of the date of this Lease as set forth in the Fundamental
Lease Provisions or (ii) the date Tenant obtains a certificate of occupancy for
the Improvements.

          (e)  All payments of Annual Rent and "Additional Charges" (as defined
in Section 4) shall be considered delinquent if not received by Landlord on or
before the 10th day after the date any such payment originally became due.
Tenant shall pay to Landlord a late charge equal to five percent (5%) of any
amount of delinquent Annual Rent or Additional Charges. In addition, interest
shall accrue on any amount of delinquent Annual Rent or Additional Charges at an
annual rate equal to two (2) percentage points (2%) in excess of the annual
interest rate published from time to time in the Wall Street Journal under the
masthead "Money Rates" as the Prime Rate in effect as of the payment due date
(or, if such Prime Rate ceases to be published, a reasonably equivalent index
selected by Landlord) such interest to be adjusted quarterly and to accrue from
the date such amount was originally due until the date such amount is actually
paid.

     4.   ADDITIONAL CHARGES
          ------------------

     All taxes, assessments, insurance premiums, charges, costs and expenses
which Tenant assumes or agrees to pay hereunder, together with all interest and
penalties that may accrue thereon in the event of Tenant's failure to pay the
same as herein provided, and all other damages, costs and expenses which
Landlord may suffer or incur, and any and all other sums which may become due,
by reason of any default of Tenant or failure on Tenant's part to comply with
the agreements, terms, covenants and conditions of this Lease on Tenant's part
to be performed shall be referred to herein as "Additional Charges," and, in the
event of their nonpayment, Landlord shall have with respect thereto all rights
and remedies herein provided the same as though Tenant failed to pay Annual
Rent.

     5.   NO COUNTERCLAIM OR ABATEMENT OF ADDITIONAL CHARGES
          ------------------------------------------ -------

          Except to the extent expressly provided otherwise in this Lease, the
Annual Rent, and all Additional Charges payable by Tenant hereunder shall be
paid without notice, demand,

                                       3
<PAGE>

counterclaim, setoff, recoupment, deduction or defense of any kind or nature and
without abatement, suspension, deferment, diminution or reduction, and, except
to the extent expressly provided otherwise in this Lease, the obligations and
liabilities of Tenant hereunder shall in no way be released, discharged or
otherwise affected by reason of (i) any damage to or destruction of any
buildings or improvements on the Demised Premises; (ii) any taking of the
Demised Premises or any part thereof, or (iii) any restriction or prevention of
or interference with any use of the Demised Premises or any part thereof not the
result of a breach of this Lease by Landlord.

     6.   RENTAL TAXES, UTILITIES, REAL ESTATE TAXES AND MANAGEMENT FEE
          -------------------------------------------------------------

          (a)  Any excise, transaction privilege or rental occupancy tax now or
hereafter actually imposed by any government or governmental agency upon
Landlord on account of, attributed to, or measured by rent or other charges
payable by Tenant to Landlord shall be paid by Tenant to Landlord in addition to
and along with the Annual Rent and Additional Charges payable hereunder.

          (b)  Tenant shall not be required to pay, or reimburse Landlord for
(i) any local, state or federal capital levy, franchise tax, revenue tax, income
tax, or profits tax of Landlord unless and to the extent such levy, tax or
impost is in lieu of or a substitute for any other levy, tax or impost now or
later in existence upon or with respect to the Demised Premises which, if such
other levy, tax or impost were in effect, would be payable by Tenant under the
provisions hereof, or (ii) any estate, inheritance, devolution, succession or
transfer tax which may be imposed upon or with respect to any transfer (other
than taxes in connection with a conveyance by Landlord to Tenant) of Landlord's
interest in the Demised Premises.

          (c)  During the Term, Tenant shall pay prior to delinquency all taxes
assessed against and levied upon fixtures, furnishings, equipment and all other
personal property of Tenant situated on or within the Demised Premises, and when
possible Tenant shall cause said fixtures, furnishings, equipment and other
personal property to be assessed and billed separately from the real property
demised to Tenant. Tenant shall pay and discharge punctually, as and when the
same shall become due and payable without penalty, all business, occupation and
occupational license taxes.

          (d)  The City of Tempe requires that Tenant be assessed and pay a
municipal service fee (the "Municipal Service Fee") as hereinafter provided to
reimburse the City for the cost of providing municipal services to the Research
Park. The annual amount of the Municipal Service Fee payable by Tenant shall be
calculated by multiplying the aggregate number of square feet of Floor Area
constructed, or to be constructed, on the Demised Premises from time to time by
the "Multiplier" (determined as set forth below) in effect from time to time.
With regard to new construction of Floor Area, assessment of the Municipal
Service Fee shall commence at the beginning of the calendar quarter following
issuance of a Building Permit. For the fiscal year beginning July 1, 1996, the
Multiplier shall be the amount of $0.08337. Thereafter, the Multiplier shall be
adjusted annually as of each July I ("Adjustment Date") to reflect the
percentage of change in the Metropolitan Phoenix Consumer Price Index as
published

                                       4
<PAGE>

by Arizona State University, College of Business, Center for Business Research
("Index"), for the calendar year ended December 31 immediately preceding said
Adjustment Date as compared to the Index for the calendar year ended December 31
one year earlier. Annual percentage changes shall be applied to the Multiplier
in effect for the previous year. The Multiplier thus adjusted shall be rounded
to the nearest tenth of a cent. So long as the City of Tempe requires the
assessment of the Municipal Service Fee, Tenant shall pay to Landlord on a
monthly basis, on or before the first day of each month during the Term, a sum
equal to one-twelfth (1/12th) of the then annual Municipal Service Fee due and
payable to the City of Tempe calculated as set forth above for the Floor Area
constructed, or to be constructed, on the Demised Premises. The term "Floor
Area" as used in this Lease shall have the same meaning as provided in the City
of Tempe Building Code in effect from time to time. The aggregate number of
square feet of Floor Area constructed, or to be constructed, on the Demised
Premises shall be the aggregate amount of Floor Area as set forth on building
pen-nits issued by the City of Tempe to Tenant.

          (e)  Landlord represents and warrants to Tenant that, to the extent of
Landlord's actual knowledge, the fee estate of Ground Lessor is presently exempt
from ad valorem taxes, and the leasehold interest of Landlord as lessee under
the Ground Lease is not currently being taxed. In the event of a change in the
law such that said ad valorem tax exempt status of Ground Lessor is no longer
recognized by taxing authorities, or in the event of a change in the law such
that Landlord's leasehold interest shall be taxed, then Tenant shall fully pay
and punctually discharge its proportionate share of all Impositions as and when
they are due and payable, as provided in Section 6(g) below. "Impositions" shall
include but are not limited to any and all ad valorem taxes, assessments
(excluding special improvement district assessments) and other governmental
taxes, impositions and charges of every kind and nature measured or calculated
based on the value of the property involved, extraordinary or ordinary, general
or special, unforeseen or foreseen, which at any time during the Term shall
become due and payable by either Ground Lessor or Landlord.

          (f)  In the event any obligation to pay Impositions accrues under
Section 6(e) above and if the Demised Premises constitute a separate tax parcel
for purposes of assessing and levying such Impositions, Tenant shall have the
right to contest the amount or validity of any Impositions by appropriate legal
proceedings, diligently pursued, in the name of Landlord if required by any law,
rule or regulation, provided that (1) Tenant shall first make all contested
payments, under protest if it desires, but if payment under protest is not
permitted by the taxing authority, such contested payment need not be made, (ii)
neither the Demised Premises, any part thereof, nor any interest therein shall
be in any danger of being sold, forfeited, lost or interfered with, (iii) Tenant
shall have furnished such security, if any, as may be required in the
proceedings or reasonably requested by Landlord, and (iv) all expenses incurred
in connection with such proceedings shall be paid by Tenant.

          (g)  In the event any obligation to pay Impositions accrues under
Section 6(e) above and if the Demised Premises are not separately assessed, but
are part of a larger tract or parcel for assessment purposes, then Tenant shall
pay to Landlord Tenant's proportionate share of such Impositions determined as
follows:

                                       5
<PAGE>

               (i)   With respect to any ad valorem taxes on the land area of
     the larger land parcel including the Demised Premises, but not with respect
     to special or extraordinary assessments, Tenant shall pay that portion of
     such taxes which the total number of square feet of land area within the
     Demised Premises bears to the number of square feet of land area within
     such larger land parcel.

               (ii)  With respect to any special or extraordinary assessments on
     the larger land parcel including the Demised Premises, Tenant shall pay
     only that portion of such assessments which would have been levied upon the
     Demised Premises had the Demised Premises been separately assessed based
     upon the methods of assessments utilized for such assessments.

Tenant shall pay such sums to Landlord within thirty (30) days of the receipt of
a written statement from Landlord indicating the amount of such Impositions as
so determined and showing in reasonable detail the manner in which such
Impositions were determined.  Landlord, upon Tenant's request, shall furnish
Tenant, within twenty (20) days thereafter, proof of Landlord's payment of said
Impositions.  However, in no event shall Tenant be required to make such
payments more than fifteen (15) days in advance of the date such payments would
be delinquent if they were to be made directly to the taxing authorities.  The
right to contest Impositions attributable to the Demised Premises, if not a
separate tax parcel, shall initially belong to Landlord but may be exercised by
Tenant at its own expense if Landlord fails to contest any Imposition after
written request from Tenant to do so.

          (h)  Landlord represents and warrants to Tenant that: (1) this Lease
is issued on lands owned by the Arizona Board of Regents; and (ii) the Demised
Premises is part of a "Research Park" as such term is now defined in A.R.S. (S)
35-701. In the event any existing or future property classification or
assessment ratio which treats the Demised Premises and the Improvements to be
constructed thereon more favorably for property tax purposes than they otherwise
might be treated is lost or is no longer applicable due to the occurrence of an
event or condition within the reasonable control of Landlord or Ground Lessor,
then the Landlord shall be responsible for that portion of the Impositions (as
defined in Section 6(e)) thereafter measured by the value of the Land, and
Tenant shall be responsible for that portion of the Impositions measured by the
value of the Improvements, and title to the Improvements shall automatically
revert to Tenant unless Tenant, at its sole option exercisable within one
hundred twenty (120) days after Tenant learns of the loss of the favorable
property classification or assessment ratio, elects that title to the
Improvements shall remain with the Ground Lessor. The parties agree that a
change in the law regarding the taxation of interests in land or improvements
located within the Research Park shall not be deemed to be an event or condition
within the reasonable control of Landlord or Ground Lessor except as otherwise
provided in the preceding paragraph.

          (i)  All entrance and exit areas, open space, landscaped space,
easements, lighting, street furniture, water bodies, jogging paths, pedestrian
walkways, bicycling paths, equestrian trails, parking areas, and other similar
facilities furnished by Landlord in the Research Park (hereinafter referred to
collectively as "Common Area") are dedicated public

                                       6
<PAGE>

easements for said purposes and shall at all times be subject to the joint
control and management of Landlord and the City of Tempe, and Landlord shall
have the right from time to time to establish, modify and enforce reasonable
non-discriminatory rules and regulations with respect to the same as long as
they do not materially interfere with Tenant's normal conduct of its business on
the Demised Premises. Landlord shall have the right to construct, maintain and
operate lighting facilities on all said Common Area; to police the same; from
time to time to change the area, grade, location and arrangement thereof-, to
confine to the Demised Premises all parking by Tenant, its officers, agents,
customers and employees; to close temporarily all or any portion thereof, and to
do and perform such other acts in and to said area as in Landlord's judgment is
reasonably advisable as long as such does not unreasonably affect Tenant's use
and enjoyment of the Demised Premises. Landlord is contractually bound to the
City of Tempe to operate and maintain the Common Area and will do so in such a
manner as the common areas in similar first-class business and industrial parks
located in the southwestern United States are operated and maintained.

          (j)  Subject to the standards as provided in Section 6(i) above, the
term "Common Area Expenses" as used herein shall mean all sums expended by
Landlord and Ground Lessor in connection with the operation, maintenance, repair
or replacement of the Common Area, including premiums paid for adequate public
liability and property damage insurance (which insurance Landlord is hereby
required to maintain throughout the Term); provided, however, that Common Area
Expenses shall not include Landlord's overhead, administrative and general
office expenses except as may be incurred relative to persons directly employed
to perform Common Area operation, maintenance, repair or replacement services,
expense for any work which Landlord performs for any other tenant of the
Research Park, expenses for repairs or other work to correct original
construction defects or occasioned by condemnation or by fire, windstorm, or
other insurable casualty, expenses incurred in leasing or procuring new tenants
for the Research Park, legal expenses incurred in enforcing the terms of any
lease pertaining to the Research Park, interest or amortization payments on any
mortgage or deed of trust pertaining to the Research Park, gross or net income
taxes imposed on Landlord or on any rental revenue received by Landlord,
expenses directly payable by any tenant of the Research Park, any costs, fines
and the like due to Landlord's violation of any governmental rule or regulation;
or the cost of any items for which Landlord is reimbursed by third parties, but
only to the extent of such reimbursement. Any Common Area Expenses that are
required to be capitalized, in accordance with generally accepted accounting
principles, shall be amortized and charged in accordance with generally accepted
accounting practices. Only the annual amortized amounts of any such expenses
shall be included in Common Area Expenses. The cost of any capital improvements
not in repair or replacement of existing improvements shall not be included in
Common Area Expenses. Landlord may cause any or all of said operation and
management responsibilities to be performed by an independent contractor or
contractors. Tenant shall pay to Landlord Tenant's pro rata share of such Common
Area Expenses in the following manner:

               (1)  Commencing on the Rent Commencement Date, and thereafter on
     the first day of each calendar month of the Term, Tenant shall pay to
     Landlord an amount estimated by Landlord to be Tenant's share of Common
     Area

                                       7
<PAGE>

Expenses. Landlord may adjust the monthly Common Area charge of Tenant at the
end of any calendar quarter on the basis of Landlord's experience and reasonably
anticipated costs.

               (2)  Prior to the expiration of each year, Landlord shall deliver
     to Tenant a statement covering the fiscal year of Landlord just expired,
     certified as correct by an authorized but independent representative of
     Landlord, showing the Common Area Expenses for such fiscal year, the amount
     of Tenant's pro rata share of such expenses for such fiscal year and the
     payments made by Tenant with respect to such fiscal year as set forth in
     subparagraph (1) immediately above. If Tenant's pro rata share of such
     Common Area Expenses exceeds Tenant's payments so made, Tenant shall pay
     Landlord the deficiency within thirty (30) days after receipt of such
     statement. If said payments exceed Tenant's pro rata share of such Common
     Area Expenses, Landlord shall refund the excess to Tenant within thirty
     (30) days following delivery of the aforesaid statement. If Landlord falls
     to furnish Tenant the required statement as provided herein, Landlord shall
     be deemed to have waived any right to payment from Tenant for any Common
     Area Expenses for the preceding fiscal year in excess of that previously
     paid by Tenant for such fiscal year.

               (3)  Tenant's pro rata share of the Common Area Expenses shall be
     that portion of all such expenses which the number of square feet of land
     area within the Demised Premises bears to the total number of square feet
     of leaseable land area within the Research Park (presently 9,010,380 square
     feet) which is from time to time under lease; provided, however, the latter
     number shall never be less than 90% (presently 8,109,342 square feet) of
     the total number of square feet of leaseable land area within the Research
     Park. There shall be an appropriate adjustment of Tenant's share of the
     Common Area Expenses as of the expiration of the Term of this Lease.

          (k)  Landlord shall save, hold harmless and indemnify Tenant from and
against all liabilities, obligations, claims, suits, damages, penalties, causes
of action, costs and expenses (including without limitation, reasonable
attorneys' fees and expenses) imposed or asserted against Tenant by reason of
any accident, injury to or death of persons, or loss or damage to property
occurring on the Common Areas to the extent the same is a result of the
negligence of Landlord or its agents, servants, contractors or employees.

          (l)  Tenant shall pay and discharge punctually all charges for utility
services used by it.

     7.   USE OF DEMISED PREMISES
          -----------------------

     Landlord hereby consents to and Tenant may only use the Demised Premises
for those uses described in the Fundamental Lease Provisions ("Permitted Uses").
Tenant represents, warrants and covenants to Landlord that the Demised Premises
shall be used only for Permitted Uses.

                                       8
<PAGE>

     8.   CONSTRUCTION BY TENANT
          ----------------------

          (a)  Tenant shall construct a building on the Demised Premises,
consisting of approximately ______ Square feet of Floor Area. Such construction,
which is subject to Tenant's compliance with the Restrictions, shall commence
within one (1) year from final Plan approval as set forth in said Restrictions.
Submittals toward Plan approval shall promptly commence.

          (b)  Plan submittals as well as construction in connection with any
Improvements, once commenced, and all required reviews by Landlord, shall be
diligently pursued to substantial completion. Attached hereto, as Exhibit C is a
listing of documents constituting Tenant's "Preliminary Plan Package." All
further plan or driveway submittals required by the Restrictions will be
approved by Landlord so long as they are substantially consistent with the
Preliminary Plan Package. Tenant, at its expense and subject to compliance with
the Restrictions and all applicable building regulations, may from time to time
remodel or demolish any Improvements, or construct other Improvements on the
Demised Premises and remodel or demolish such other Improvements. Tenant may
construct, remodel, or demolish the interior of the Improvements as it may
desire from time to time and nothing in the Restrictions shall be construed to
require any approval of Landlord with respect thereto.

     9.   INFRASTRUCTURE ASSESSMENT
          -------------------------

     Tenant shall pay to Landlord upon execution of this Lease an infrastructure
assessment of $325,127.04 as Tenant's share of Landlord's cost of constructing
and installing on and off-site infrastructure facilities which serve or will
serve the Demised Premises in common with other premises.

     10.  MAINTENANCE AND REPAIRS
          -----------------------

     Tenant shall at all times during the Term keep and maintain in good order
and repair the Land as well as the exterior of all Improvements, howsoever the
necessity or desirability of maintenance or repairs may occur. Tenant waives any
right created by any law now or hereafter in force to maintain or make repairs
to any portion of the Demised Premises at Landlord's expense, it being
understood that neither Ground Lessor nor Landlord shall in any event be
required to maintain or make any alterations, rebuildings, restorations,
replacements, changes, additions, improvements or repairs to the Demised
Premises. Nothing in the Lease shall be construed to require the Tenant to
maintain the interior of the Improvements beyond the extent necessary to comply
with applicable laws.

     11.  REGULATORY REQUIREMENTS
          -----------------------

          (a)  Tenant shall promptly observe and comply with all present and
future laws, ordinances, requirements, orders, directions, rules and regulations
of all governmental authorities having or claiming jurisdiction over the Demised
Premises or any part thereof and of all insurance companies writing policies
covering the Demised Premises or any

                                       9
<PAGE>

part thereof. Without limiting the generality of the foregoing, Tenant shall
also procure each and every permit, license, certificate or other authorization
required in connection with the lawful and proper use of the Demised Premises or
required in connection with any building or improvement now or hereafter erected
thereon.

               (b)  Tenant covenants and agrees to pay all costs and expenses
associated with enforcement, removal, remedial or other governmental or
regulatory actions, agreements or orders threatened, instituted or completed
pursuant to any Hazardous Materials Laws, and all audits, tests, investigations,
cleanup, reports and other such items incurred in connection with any efforts to
complete, satisfy or resolve any matters, issues or concerns, whether
governmental or otherwise, arising out of or in any way related to the use,
generation, release, management, treatment, manufacture, storage or disposal of,
on, under or about, or transport to or from (any of the foregoing hereinafter a
"Use") the Demised Premises of any Hazardous Materials in any amount by Tenant,
its employees, agents, invitees, subtenants, licensees, assignees or
contractors. For purposes of this Lease (1) the term "Hazardous Materials"
shall include but not be limited to asbestos, urea formaldehyde, polychlorinated
biphenyls, oil, petroleum products, pesticides, radioactive materials, hazardous
wastes, toxic substances and any other related or dangerous, toxic or hazardous
chemical, material or substance defined as hazardous or regulated or as a
pollutant or contaminant in, or the Use of or exposure to which is prohibited,
limited, governed or regulated by, any Hazardous Materials Laws; and (2) the
term "Hazardous Materials Laws" shall mean any federal, state, county,
municipal, local or other statute, law, ordinance or regulation now or hereafter
enacted which may relate to or deal with the protection of human health or the
environment, including but not limited to the Comprehensive Environment
Response, Compensation and Liability Act of 1980, 42 U.S.C. Section 9601, et
                                                                          --
seq.; the Hazardous Materials Transportation Act, 49 U.S.C. Section 1801, et
                                                                          --
seq.; the Resource Conservation and Recovery Act, 42 U.S.C. Section 6901, et
                                                                          --
seq.; the Federal Water Pollution Control Act, 33 U.S.C. Section 1251, et seq.;
                                                                       --
the Toxic Substances Control Act of 1976, 15 U.S.C. Section 2601, et seq.; Ariz.
                                                                  --
Rev. Stat. Ann., Title 49 (the "Arizona Environmental Quality Act of 1986"); and
any rules, regulations or guidelines adopted or promulgated pursuant to any of
the foregoing as they may be amended or replaced from time to time.

               (c)  Upon reasonable advance notice to Tenant, Landlord shall
have the right, from time to time during Tenant's regular business hours, to
enter upon and, as accompanied by a representative of Tenant, inspect the
Demised Premises for purposes of satisfying itself as to whether Tenant is in
compliance with the requirements of Section I1.1 (a) above.

               (d)  Tenant acknowledges that Landlord has provided to Tenant an
environmental assessment report on the Research Park (excluding Lots 3, 4, 8, 9,
10, 11, 12, 19, 32, 39, 42 and 44) prepared by Foree & Vann, Inc., dated October
13, 1993 ("Report"). Except as otherwise disclosed in said Report, Landlord, to
the extent of its current actual knowledge, knows of no Hazardous Materials
contamination of the Research Park or the Demised Premises.

                                       10
<PAGE>

               (e)  Landlord covenants and agrees to pay all costs and expenses
associated with enforcement, removal, remedial or other governmental or
regulatory actions, agreements or orders threatened, instituted or completed
pursuant to any Hazardous Materials Laws, and all audits, tests, investigations,
cleanup, reports and other such items incurred in connection with any efforts to
complete, satisfy or resolve any matters, issues or concerns, whether
governmental or otherwise, arising out of or in any way related to the Use of
Hazardous Materials in any amount by Landlord, its employees, agents, invitees,
predecessors in interest, licensees, assignees or contractors.

               (f)  Landlord covenants and agrees diligently to enforce against
other tenants of the Research Park those provisions of applicable tenant leases
which pertain to Hazardous Materials and Hazardous Materials Laws.

          12.  INDEMNIFICATION
               ---------------

               (a)  Except to the extent caused by the gross negligence of
Ground Lessor or Landlord, or their agents, contractors, servants or employees,
Tenant shall save, hold harmless and indemnify Ground Lessor, Landlord and their
agents, employees and contractors performing management functions for the
Research Park from and against all liabilities, obligations, claims, causes of
action, suits, damages, penalties, assessments, taxes, fees, costs and expenses
(including without limitation, reasonable attorneys' fees and expenses) imposed
upon or asserted against Ground Lessor or Landlord by reason of (i) any use,
nonuse or condition of the Demised Premises or any part thereof, (ii) any
accident, injury to or death of persons (including workmen) or loss of or damage
to property occurring on the Demised Premises or any part thereof, (iii) any
failure on the part of Tenant to perform or comply with any of the terms of this
Lease, (iv) performance of any labor or services or the furnishing of any
materials or other property in respect of the Demised Premises or any part
thereof by, on behalf of or at the request of Tenant, (v) any accident, injury
to or death of persons (including workmen) or loss of or damage to property
arising from or in any way related to construction of the Improvements, (vi) any
failure on the part of Tenant to comply with any of the matters set forth in
Section 7 and Section I1; and (vii) any violation or breach by Tenant of the
Restrictions or the Declaration of Height Limitations referred to in Section 48
below.

               (b)  Landlord shall save, hold harmless and indemnify Tenant and
its agents, employees and contractors from and against all liabilities,
obligations, claims, suits, damages, penalties, costs and expenses (including
without limitation, reasonable attorneys' fees and expenses) imposed upon or
asserted against Tenant by reason of (i) the gross negligence of Landlord or its
agents, contractors, servants or employees, or (ii) any failure on the part of
Landlord to perform or comply with any of the terms of this Lease including any
failure on the part of Landlord to comply with any of the matters set forth in
Section 11.

               (c)  In the event any indemnified party should be made a
defendant in any action, suit or proceeding brought by reason of any act or
omission of the indemnifying party, the indemnifying party shall at its own
expense resist and defend such action, suit or

                                       11
<PAGE>

proceeding by counsel reasonably approved by the indemnified party. If any such
action, suit or proceeding should result in a final judgment against the
indemnified party, the indemnifying party shall promptly satisfy and discharge
such judgment or shall cause such judgment to be promptly satisfied and
discharged. The obligations of the indemnifying party under this Section arising
by reason of any such occurrence-taking place while this Lease is in effect
shall survive any termination of this Lease.

          13.  INSURANCE
               ---------

               (a)  Without limiting Tenant's indemnify obligations set forth in
this Lease (but subject to the waiver of subrogation provided in Section 13(c)
below), Tenant shall, at its sole cost and expense, procure and maintain
throughout the Term commercial general liability insurance in the amount of
$10,000,000 combined single limit (CSL).

               (b)  All policies of insurance required under Section 13 (a)
above will name the Ground Lessor and Landlord and its managing agent(s) as
additional insureds, and certificates thereof will be delivered to Landlord
within ten (10) days after delivery of possession of the Demised Premises to
Tenant and within 30 days prior to the expiration of the term of each policy.
All policies of insurance required hereunder must contain a provision that the
insurance carrier will notify in writing the insured and Landlord thirty (30)
days in advance of any cancellation or lapse or the effective date of a
reduction in the amount of insurance. All policies of insurance required
hereunder shall be written as primary policies. The Tenant further covenants and
agrees to increase liability insurance in additional amounts as Landlord may
reasonably require. All policies of insurance required hereunder shall be issued
by responsible insurance companies qualified to do business in the State of
Arizona with a Best's Rating Guide rating of at least A-Class VIII.

               (c)  In the event any liability indemnified against under Section
12 or elsewhere in this Lease is also insured against under Section 13 or
otherwise, the indemnification obligation shall only extend to the portion of
the liability exceeding the amount of insurance proceeds, if any, received by
the party being indemnified, the parties hereby waiving all rights of
subrogation to the extent permitted by any applicable insurance policies.

               (d)  Tenant may procure, but shall not be required to procure,
property damage and/or casualty insurance. In the event Tenant does so, Tenant
shall be the sole owner thereof and Landlord shall have no interest or rights
therein.

          14.  LIENS
               -----

               (a)  Tenant shall have no power to do any act or make any
contract which may create or be the basis for any lien, mortgage or other
encumbrance upon the interest of Landlord in the Demised Premises. Under no
circumstances shall the interest of Ground Lessor in and to the Demised Premises
be subject to any such lien, mortgage or other encumbrance.

                                       12
<PAGE>

               (b)  If, because of any act or omission or alleged act or
omission of Tenant, any mechanics', materialmen's or other lien, charge or order
for the payment of money shall be filed or recorded against Ground Lessor,
Landlord or the Demised Premises (whether or not such lien, charge or order is
valid or enforceable as such), Tenant shall, at its own expense, cause the same
to be released and discharged of record within thirty (30) days after Tenant
shall have received notice of the filing or recording thereof, or Tenant may,
within said period, record a surety bond pursuant to Section 33-1004, Arizona
Revised Statutes, in the case of a mechanics' or materialmen's lien, or furnish
to Landlord a bond satisfactory to Landlord against any other lien, charge or
order, in which case Tenant shall have the right in good faith to contest the
validity or amount thereof

          15.  DAMAGE OR DESTRUCTION
               ---------------------

          In the event any portion of the Demised Premises is damaged by fire or
any other peril, Tenant, at its election, either (a) shall promptly commence and
proceed diligently with the work of restoring the same, or (b) shall raze all
damaged Improvements and return the Demised Premises to their condition
preceding execution of this Lease. If Tenant elects to do the latter, Tenant may
terminate this Lease upon completion by Tenant of such work.

          16.  EMINENT DOMAIN
               --------------

               (a)  If the whole of the Demised Premises shall be taken or
condemned under the right of eminent domain or if such a substantial part of the
Demised Premises shall be taken as shall result in the portion remaining being
unsuitable for the use being made thereof at the time of such taking, then this
Lease shall terminate as of the date upon which title shall vest in such
condemning authority. The net awards or payments on account of any taking shall
be apportioned as follows:

                         (i)  Ground Lessor shall receive that portion of the
          award attributable to the value of the Land.

                         (ii) Tenant shall receive that portion of the award
          attributable to the value of the Improvements.

               (b)  If only a part of the Demised Premises shall be so taken or
condemned and the part not so taken can, in Tenant's reasonable judgment, be
adapted for the use then being made thereof, this Lease shall remain in full
force and effect without any abatement or reduction in rent except as provided
in Section 16(c), and Tenant, whether or not its portion of the awards or
payments, if any, on account of such taking shall be sufficient for the purpose,
at its own expense shall promptly commence and complete the restoration of the
Improvements on the Demised Premises as nearly as possible to their value,
condition and character immediately prior to such taking or condemnation. Tenant
shall have no entitlement to any rent reduction for any taking or condemnation
of Land which does not result in a reduction in the net square footage of the
Demised Premises.

                                       13
<PAGE>

               (c)  In the event that a taking or condemnation results in a
reduction of the net square footage of the Land, the Annual Rent and Additional
Charges payable by Tenant hereunder shall be reduced, effective as of the date
of Tenant's loss of use thereof, by a fraction the numerator of which shall be
the total reduction in the net square footage of the Land and the denominator of
which shall be the total net square footage of the Land as originally set forth
in the Fundamental Lease Provisions.

               (d)  If the award or payments on account of any taking shall not
be divided or apportioned by the court or the condemning authority into the
portions set forth in Section 16(a), and if Landlord and Tenant shall be unable
to agree on such apportionment, then such apportionment shall be determined by
appraisers. Landlord and Tenant shall each appoint an appraiser, and the two
appraisers so appointed shall promptly appoint a third appraiser. Within thirty
(30) days after the appointment of the third appraiser, the two appraisers
appointed by Landlord and Tenant shall each determine and report to the third
appraiser the appropriate apportionment. Within ten (10) days thereafter, the
third appraiser shall determine which of the two apportionments determined by
the appraisers appointed by Landlord and Tenant is the more appropriate
apportionment and the apportionment chosen by the third appraiser shall be
binding upon the parties. All appraisers shall be members of the American
Institute of Real Estate Appraisers (M.A.I.) or, if such Institute shall not
then exist, members of its successor organization or an organization of
substantially equivalent stature. The fees of the appraisers shall be borne
equally by Landlord and Tenant.

          17.  DEFAULTS AND REMEDIES
               ---------------------

               (a)  The occurrence of any one or more of the following events
shall constitute a "Default" hereunder by Tenant:

                    (1)    The failure by Tenant to make any payment of Annual
     Rent or any Additional Charges required to be paid by Tenant hereunder on
     the date such payment was due (and expiration if any applicable grace
     period), where such failure shall continue for a period of thirty (30) days
     after written notice thereof from Landlord to Tenant.

                    (2)    The failure by Tenant or any sublessee of Tenant to
     observe or perform the covenant set forth in Section 7 where such failure
     shall continue for a period of sixty (60) days after written notice thereof
     from Landlord to Tenant.

                    (3)    The failure by Tenant to observe or perform any
     express or implied covenant or provision of this Lease to be observed or
     performed by Tenant, other than as specified in (1) and (3) above, where
     such failure shall continue for a period of sixty (60) days after written
     notice thereof from Landlord to Tenant; provided, however, that if the
     nature of Tenant's default is such that it is capable of being cured but
     more than sixty (60) days are reasonably required for its cure, then Tenant
     shall not be deemed to be in Default if Tenant shall commence such cure
     within said sixty (60) day period and thereafter diligently prosecute such
     cure to completion.

                                       14
<PAGE>

               (b)  In the event of a Default by Tenant, in addition to any
other remedies available to Landlord at law or in equity, Landlord may, without
notice or demand of any kind to Tenant, have any one or more of the following
described remedies:

                    (1)    Landlord shall have the right, at its election, to
     reenter the Demised Premises, or any part thereof, either with or without
     process of law, and to expel, remove and put out Tenant and persons
     occupying the Demised Premises under Tenant, using such force as may be
     necessary in so doing, to take full possession of and control over the
     Demised Premises and to have, hold and enjoy the same and to receive all
     rental income of and from the same. No reentry by Landlord shall be deemed
     an acceptance of a surrender of this Lease, nor shall it absolve or
     discharge Tenant from any liability under this Lease. No reentry by
     Landlord shall be deemed to effect a termination of this Lease unless so
     stated by Landlord in a written notice delivered to Tenant.

                    (2)    Landlord shall have the right, at its election, with
     or without reentry as provided in subparagraph (1) immediately above, to
     give written notice to Tenant stating that this Lease and the Term hereby
     demised shall terminate on the date specified by such notice, and upon the
     date specified in such notice this Lease and the Term hereby demised and
     all rights of Tenant hereunder shall terminate. Upon such termination,
     Tenant shall quit and peacefully surrender to Landlord the Demised Premises
     and the Improvements then situated hereon.

                    (3)    At any time and from time to time after such reentry,
     Landlord may rent the Demised Premises, or any part thereof, in the name of
     Landlord or otherwise, for such term or terms (which may be greater or less
     than the period which would otherwise have constituted the balance of the
     Term of this Lease), and on such conditions (which may include concessions
     or free rental) as Landlord, in its reasonable discretion, may determine
     and may collect and receive the rental therefor. However, in no event shall
     Landlord be under any obligation to relet the Demised Premises or any part
     thereof, and Landlord shall in no way be responsible or liable for any
     failure to relet or for any failure to collect any rental due upon any such
     reletting. Even though it may relet the Demised Premises, Landlord shall
     have the right thereafter to terminate this Lease and all of the rights of
     Tenant in or to the Demised Premises.

                    (4)    Unless Landlord shall have notified Tenant in writing
     that it has elected to terminate this Lease, no such reentry or action in
     lawful detainer or otherwise to obtain possession of the Demised Premises
     shall relieve Tenant of its liability and obligations under this Lease; and
     all such liability and obligations shall survive any such reentry. In the
     event of any such reentry, whether or not the Demised Premises, or any part
     thereof, shall have been relet, Tenant shall pay to Landlord the entire
     rental and all other charges required to be paid by Tenant up to the time
     of such reentry of this Lease, and thereafter Tenant, until the end of what
     would have been the Term of this Lease in the absence of such reentry,
     shall be liable to Landlord, and shall pay to Landlord, as and for
     liquidated and agreed damages for Tenant's Default:

                                       15
<PAGE>

                           (i)     The amount of Annual Rental and Additional
          Charges which would be payable under this Lease by Tenant if this
          Lease were still in effect, less

                           (ii)    The net proceeds of any reletting, after
          deducting all of Landlord's reasonable expenses in connection with
          such reletting, including without limitation all reasonable
          repossession costs, brokerage commissions, legal expenses, attorneys'
          fees, alteration and repair costs and expenses of preparation for such
          reletting.

Tenant shall pay such damages to Landlord monthly as and when payments of Annual
Rent are due, and Landlord shall be entitled to recover from Tenant monthly as
the same shall arise. Tenant shall be liable for such damages on a monthly
basis, where or not in any prior year or years the net proceeds described in
subparagraph (ii) above shall have exceeded the Annual Rent and Additional
Charges described in subparagraph (i) above.

                    (5)    In the event of any breach or threatened breach by
     Tenant of any of the terms, covenants or agreements contained in this
     Lease, Landlord shall have, in addition to any specific remedies provided
     in this Lease, the right to invoke any right or remedy allowed by law or in
     equity or by statute or otherwise, including the right to enjoin such
     breach or threatened breach.

                    (6)    Each right and remedy of Landlord provided for in
     this Lease shall be cumulative and in addition to every other right or
     remedy provided for in this Lease or now or hereafter existing at law or in
     equity or by statute or otherwise; and the exercise or beginning of the
     exercise by Landlord of any one or more of such rights or remedies shall
     not preclude the simultaneous or later exercise by Landlord of any or all
     other rights or remedies provided for in this Lease or now or hereafter
     existing at law or in equity or by statute or otherwise.

               (c)  No waiver or breach of any term of this Lease shall be
construed as a waiver of any succeeding breach of the same or any other term.

          18.  ASSIGNMENT AND SUBLETTING
               -------------------------

               (a)  Tenant shall not, either voluntarily or by operation of law,
sell, hypothecate or transfer this Lease, or sublet the Demised Premises or any
part thereof, or permit the Demised Premises or any part thereof to be occupied
by anyone other than Tenant or Tenant's employees or invitees (all of the
foregoing collectively referred to in this Section 18 as an "Transfer"), without
providing Landlord at least 30 days advance notice of such Transfer and without
the prior written consent of Landlord, such consent not to be unreasonably
withheld.

               (b)  No Transfer, even with the consent of Landlord, shall
relieve Tenant of its obligation to pay the Annual Rent and the Additional
Charges and to perform all the other obligations to be performed by Tenant
hereunder. The acceptance by Landlord of any

                                       16
<PAGE>

payment of Annual Rent or Additional Charges from any other person shall not be
deemed to be a waiver by Landlord of any provision of this Lease or to be a
consent to any Assignment.

               (c)  Each Transfer shall be by a written instrument executed by
the assignor, successor or transferor, and by which the assignee, sublessee or
transferee shall agree in writing for the benefit of Landlord: (i) if a
sublessee, to abide by and in its use and occupancy of the Demised Premises to
comply with the terms and conditions of this Lease, or (ii) if an assignee of
Tenant's interest, to assume, to be bound by, and to perform the terms,
covenants and conditions of this Lease to be done, kept and performed by Tenant.
One executed copy of such written instrument shall be delivered to Landlord.

               (d)  Tenant has informed Landlord that Tenant is negotiating to
sublet all or a portion of the Demised Premises to Motorola, Inc. Tenant
represents and warrants to Landlord that Motorola, Inc. intends to use the
Demised Premises for the following purposes: Regional headquarters for Motorola,
Inc.'s semi-conductor components group and related research and development
activities. Based upon the foregoing representation, Landlord confirms that the
foregoing described use is a "Permitted Use" under this Lease as well as a
"Statutory Use" (as that term is defined in Article 38 below). Landlord hereby
consents to the sublease to Motorola, Inc. and, subject to the provisions of
subparagraph (b) above, to any assignment by Tenant to Motorola, Inc. of
Tenant's right, title and interest under the Lease, provided that Tenant
provides prior written notice to Landlord of such assignment and provided Tenant
and Motorola, Inc. shall comply with subparagraph (c) above.

          19.  HYPOTHECATION OF LEASEHOLD ESTATE
               ---------------------------------

               (a)  Tenant is hereby given the right, at any time and from time
to time, to mortgage its leasehold estate in the Demised Premises (but in no
event the fee or Landlord's leasehold estate), provided that any such leasehold
mortgage shall be subject and subordinate to the rights of Landlord hereunder.
As used in this Section and throughout this Lease, the noun 4.4 mortgage" shall
include a deed of trust, the verb "mortgage" shall include the creation of a
deed of trust, the word "mortgagee" shall include the beneficiary under a deed
of trust, and the terms "foreclose" or "foreclosure" shall include a trustee's
sale under a deed of trust as well as a foreclosure by judicial process.

               (b)  If a mortgagee shall have given Landlord, before any Default
shall have occurred hereunder, a written notice specifying the name and mailing
address of the mortgagee, then Landlord shall not terminate this Lease by reason
of the occurrence of any Default hereunder unless Landlord shall have given the
mortgagee a copy of its notice to Tenant of such Default addressed to the
mailing address last furnished by the mortgagee, and such Default shall not have
been cured by said mortgagee as provided in Sections 19 (c) or 19 (d) below.

               (c)  Tenant irrevocably directs that Landlord accept, and
Landlord agrees to accept, performance by any such mortgagee of any term,
covenant, agreement, provision, condition or limitation on Tenant's part to be
performed or observed as though

                                       17
<PAGE>

performed or observed by Tenant, provided such performance by said mortgagee
shall occur within the time prescribed therefor in this Lease, plus an
additional grace period of thirty (30) days thereafter or, if said Default is
curable but not within said thirty (30) day period, then within such additional
time as may be necessary to cure the same provided the mortgagee commences the
curing thereof within such thirty (30) day period and thereafter prosecutes the
curing of such Default to completion with all due diligence; provided, however,
with respect to any Default hereunder which cannot be cured by said mortgagee
until it obtains possession of the Demised Premises, the provisions of Section
19 (d) shall apply.

               (d)  In the event of a Default by Tenant under this Lease which
cannot be cured by a mortgagee without first obtaining possession of the Demised
Premises, then, and notwithstanding any other provision contained in this Lease,
Landlord shall not terminate this Lease by reason of such Default if (i) said
mortgagee, within the thirty (30) day grace period set forth in Section 19(c)
shall have commenced, and thereafter diligently proceeds with, an appropriate
proceeding to foreclose such mortgage or otherwise obtains possession of the
Demised Premises, and (ii) said mortgagee shall have cured such Default within
30 days following its obtaining possession of the Demised Premises (or, if said
Default is curable but not within said thirty [30] day period, then within such
additional time as may be necessary to cure the same provided the mortgagee
commences the curing thereof within such thirty [30] day period and thereafter
prosecutes the curing of such Default to completion with all due diligence).

               (e)  During the pendency of any foreclosure proceedings,
mortgagee shall fully perform all the obligations of Tenant under this Lease
that can be performed by such mortgagee without possession of the Demised
Premises (including, but not limited to, payment of all Rent, all Additional
Charges, and any and all other monies due and payable by Tenant hereunder);
provided, however, that if such mortgagee obtains possession of the Demised
Premises during the time that it is enforcing its foreclosure remedy or as a
result thereof, then such mortgagee shall perform fully all of Tenant's
obligations under this Lease. In the event such mortgagee or any purchaser at a
judicial or non-judicial foreclosure sale ("purchaser") acquires title to the
leasehold estate through such a foreclosure proceeding, or otherwise, it shall
thereupon become subrogated to all the rights of the Tenant under this Lease
whereupon:

                         (i)   Tenant shall have no further right hereunder; and

                         (ii)  Such mortgagee or purchaser shall forthwith be
          obligated to assume and perform each and all of Tenant's obligations
          and covenants hereunder.

               (f)  In the event such mortgagee or purchaser acquires title to
the leasehold estate of Tenant, then, at any time thereafter when said mortgagee
or purchaser is not then in default under this Lease, Landlord shall, upon
written request of mortgagee or purchaser deliver a new lease of the Demised
Premises to mortgagee or purchaser. The new lease (whether it be granted to the
mortgagee or purchaser) shall have a term equal to the remainder of the Term of
this Lease and shall be upon the terms and conditions herein contained, except
for requirements which are no longer applicable or have already been performed.
Mortgagee or

                                       18
<PAGE>

purchaser shall have the right to a new lease as set forth above provided that
mortgagee or purchaser shall reimburse Landlord for all of Landlord's expenses,
including reasonable attorneys' fees, incident to such efforts.

               (g)  Upon the written request of any mortgagee or prospective
mortgagee, and for the benefit of said mortgagee or its nominee, Landlord will
promptly deliver to said mortgagee a certificate setting forth the matters set
forth in Section 21.

               (h)  Notwithstanding anything to the contrary contained in this
Section 19, the mortgagee, on or after acquiring ownership of Tenant's leasehold
estate, may assign this Lease without the necessity of obtaining Landlord's
consent and, upon any such assignment, provided such assignee shall assume and
agree to perform and be bound by all of the terms hereof, be released from all
liability hereunder except for obligations occurring during its ownership of
said leasehold estate.

          20.  SUBORDINATION
               -------------

               (a)  This Lease shall be subject and subordinate at all times to
the Ground Lease, and to the lien of any mortgages or deeds of trust in any
amount or amounts whatsoever now or hereafter placed on or against the Demised
Premises, the Ground Lease, or Landlord's leasehold estate in this Lease without
the necessity of the execution and delivery of any further instruments on the
part of Tenant to effectuate such subordination; provided, however, that so long
as no Default exists, the terms of this Lease shall not be affected by
termination proceedings in respect to the Ground Lease or by foreclosure or
other proceedings under such mortgages or deeds of trust, Tenant hereby
agreeing, at the written request of the Ground Lessor, or the purchaser in such
foreclosure or other proceedings, to attorn to the Ground Lessor, or to such
purchaser, as applicable (provided the Ground Lessor or such purchaser agrees to
recognize Tenant's leasehold estate and not disturb Tenant's tenancy so long as
Tenant is not in Default under any of the terms, covenants or conditions of this
Lease), or, at Ground Lessor's or such purchaser's option, as the case may be,
to enter into a new lease for the balance of the term hereof upon the same terms
and provisions as are contained in this Lease. Notwithstanding the foregoing,
Tenant shall execute and deliver such further instrument or instruments
evidencing such subordination of this Lease to the Ground Lease, or the lien of
any such mortgage or mortgages or deeds of trust as may be requested by Landlord
within twenty (20) days from Tenant's receipt of such request provided such
instrument also evidences Tenant's rights of recognition and non-disturbance.

               (b)  Any transfer by Landlord of its leasehold estate under this
Lease shall be subject to the rights and obligations of Tenant hereunder; and
Tenant shall attorn to Landlord's transferee. Upon any such transfer and the
assumption of liability therefor by Landlord's transferee, and written notice of
such transfer to Tenant, Landlord shall be and is hereby entirely freed and
released of all liability under any and all of its covenants and obligations
contained in or derived from this Lease arising out of any act or omission
related to the Project or this Lease occurring after the consummation of such
transfer.

                                       19
<PAGE>

               (c)  To evidence the agreements set forth in paragraphs (a) and
(b) above, simultaneously with the execution of this Lease, Ground Lessor,
Landlord and Tenant shall execute and record a Recognition, Non-Disturbance and
Attornment Agreement in the form of Exhibit D attached hereto.

          21.  ESTOPPEL CERTIFICATE
               --------------------

               (a)  Upon receipt of a written request from the other, Landlord
and Tenant shall each, from time to time, and within twenty (20) days from
receipt of such request, execute, acknowledge and deliver a statement in writing
(i) certifying that this Lease is unmodified and in full force and effect (or,
if modified, stating the nature of such modification and certifying that this
Lease as so modified, is in full force and effect) and the dates to which the
rental and other charges are paid in advance, if any, and (ii) acknowledging
that there are not, to its knowledge, any uncured defaults on the part of the
other hereunder, or specifying such defaults if any are claimed. Any such
statement may be relied upon by a prospective purchaser or encumbrancer of all
or any portion of an estate in the Demised Premises.

               (b)  Failure to deliver such statement within such time shall be
conclusive (i) that this lease is in full force and effect, without modification
except as may be represented by the party requesting the certificate, (ii) that
there are no uncured defaults in performance by the party requesting the
certificate, and (iii) that all Annual Rent and Additional Charges have been
paid as of the date set forth in such certificate.

          22.  CONFLICT OF LAWS
               ----------------

          The Lease shall be governed by and construed pursuant to the laws of
the State of Arizona and it is agreed that the venue of any legal suit or action
for enforcement of any obligation contained herein shall be Maricopa County,
Arizona. This Lease shall not be construed either for or against Landlord or
Tenant, but rather shall be interpreted in accordance with the general terms of
the language in an effort to reach an equitable result.

          23.  STATUS OF TENANT
               ----------------

          Tenant covenants that it is a valid and existing corporation under the
laws of the State of Minnesota, that it is duly authorized to transact business
in the State of Arizona, and that it has full right and authority to enter into
this Lease.

          24.  SUCCESSORS AND ASSIGNS
               ----------------------

          Except as otherwise provided in this Lease, all of the covenants,
conditions and provision of this Lease shall be binding upon and shall inure to
the benefit of the parties hereto and their respective heirs, personal
representatives, successors and assigns.

                                       20
<PAGE>

          25.  ATTORNEYS' FEES
               ---------------

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

          26.  PERFORMANCE BY TENANT
               ---------------------

          All covenants to be performed by Tenant shall be performed at Tenant's
sole cost and expense and without any abatement of Annual Rent or Additional
Charges. If Tenant shall fail to pay any sum of money, other than Annual Rent,
required to be paid by it hereunder or shall fail to perform any other act on
its part to be performed hereunder, and such failure shall continue for ten (10)
days after notice thereof by Landlord, Landlord may, without releasing Tenant
from any obligations, but shall not be obligated to, make any such payment or
perform any such other act on Tenant's part to be made or performed. All sums so
paid by Landlord, and all necessary incidental costs shall bear interest thereon
at an annual rate of two (2) percentage points above the annual interest rate
published from time to time by The Wall Street Journal under the masthead "Money
Rates" as the Prime Rate in effect at the due date (and thereafter adjusted
quarterly, but not more than the maximum contractual rate permissible by law),
from the date of such payment by Landlord and shall be payable to Landlord on
demand. In the event that The Wall Street Journal ceases to publish a Prime
Rate, then interest shall be calculated with reference to an equivalent index
selected by Landlord.

          27.  MORTGAGEE PROTECTION
               --------------------

          In the event of any default on the part of Landlord, Tenant will give
notice by registered or certified mail to any beneficiary of a deed of trust or
mortgagee of a mortgage covering Landlord's leasehold estate under this Lease
whose address shall have been furnished it, and shall offer such beneficiary or
mortgagee a reasonable opportunity to cure the default, including time to obtain
possession of the Demised Premises by power of sale or a judicial foreclosure,
if such should prove necessary to effect a cure.

          28.  WAIVER
               ------

          The waiver by either Landlord or Tenant of any breach of any term
herein contained shall not be deemed to be a waiver of any subsequent breach of
the same or any other term herein contained, nor shall any custom or practice
which may grow up between the parties in the administration of the terms hereof
be deemed a waiver of, or in any way affect, the rights of either Landlord or
Tenant to insist upon the performance by the other in strict accordance with
said terms. The subsequent acceptance of Annual Rent or any Additional Charges
by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant
of any term of this Lease, other than the failure of Tenant to pay the Annual
Rent or Additional Charges so accepted,

                                       21
<PAGE>

regardless of Landlord's knowledge of such preceding breach at the time of
acceptance of such Annual Rent or Additional Charges.

          29.  EXAMINATION OF LEASE
               --------------------

          Submission of this instrument for examination or signature by Tenant
does not constitute a reservation of or option for Lease, and it is not
effective as a Lease or otherwise until execution by and delivery to both
Landlord and Tenant.

          30.  TIME
               ----

          Time is of the essence with respect to the performance of every
provision of this Lease in which time or performance is a factor.

          31.  PRIOR AGREEMENTS, AMENDMENTS
               ----------------------------

          This Lease contains all of the agreements of the parties hereto with
respect to any matter covered or mentioned in this Lease, and no prior agreement
or understanding pertaining to any such matter shall be effective for any
purpose. No provision of this Lease may be amended or added to except by an
agreement in writing signed by the parties hereto or their respective successors
in interest.

          32.  SEVERABILITY
               ------------

          Any provision of this Lease which shall prove to be invalid, void or
illegal in no way affects, impairs or invalidates any other provision hereof,
and such other provision shall remain in full force and effect.

          33.  RECORDING
               ---------

          A Memorandum of Lease in the form attached hereto as Exhibit E shall
be executed and recorded promptly after the full execution of this Lease.

          34.  LIMITATION ON LIABILITY
               -----------------------

          In consideration of the benefits accruing hereunder, Tenant and all
successors and assigns covenant and agree that, in the event of any actual or
alleged failure, breach or default hereunder by Landlord, Tenant shall not have
recourse against any of the assets of Landlord except Landlord's leasehold
estate under this Lease and Landlord's leasehold estate under the Ground Lease.

          35.  NONSUBORDINATED SUBLEASE
               ------------------------

          This is a nonsubordinated sublease. Neither Ground Lessor nor Landlord
is obligated to subordinate its rights in the Demised Premises to any loan or
money encumbrance that Tenant shall place against Tenant's subleasehold
interest.

                                       22
<PAGE>

          36.  CONSENT OF LANDLORD AND TENANT
               ------------------------------

          In the event of the failure of Landlord or Tenant to give any consent
or approval required herein, if it is either provided herein or held to be that
any such consent or approval shall not be unreasonably withheld or delayed, the
requesting party shall be entitled to seek specific performance at law and shall
have such other remedies as are reserved to it under this Lease, but in no event
shall Landlord or Tenant be responsible for damages to anyone for such failure
to give consent or approval.

          37.  DARK PERIOD
               -----------

          In the event the Demised Premises are not occupied with at least 25%
of the Floor Area of the Demised Premises being actively used for a period of
730 consecutive days ("Dark Period"), then Landlord after notice to Tenant as
provided below and to any trust deed beneficiary or mortgagee as provided in
Section 27 above (a "Lender"), shall have the right, but not the obligation, to
terminate this Lease and retake possession of the Demised Premises unless within
(sixty) 60 days after the giving of Landlord's notice of intent to terminate:

               a.   The Demised Premises are occupied with at least 25% of the
Floor Area of the Demised Premises being actively used, or

               b.   Tenant provides to Landlord reasonable evidence that Tenant
is actively and diligently exercising such rights or remedies available to
Tenant to cause a sublessee or sublessees approved by Landlord pursuant to
Section 18 above (an "Approved Sublessee") to end the Park Period, or

               c.   Tenant or any Approved Sublessee provides to Landlord
reasonable evidence that the Approved Sublessee is actively and diligently
exercising commercially reasonable efforts to assign or sublease its interest in
the Demised Premises and such efforts thereafter are diligently continued to end
the Dark Period, or

               d.   Tenant or any Lender provides Landlord with reasonable
evidence that the Lender is actively and diligently exercising its rights and
remedies under its deed of trust or mortgage to cause Tenant pursuant to Section
18 above to end the Dark Period (the foregoing notice and cure rights provided
to a Lender are not in limitation of the rights provided to a Lender under
Section 27 above); and

               e.   At all times Tenant shall continue to maintain or cause the
Demised Premises to be maintained in accordance with the standards prescribed in
this Lease and in the Restrictions.

Upon such termination, Tenant shall have no further rights or obligations under
this Lease.

                                       23
<PAGE>

          38.  TITLE TO BUILDINGS AND IMPROVEMENTS
               -----------------------------------

          It being the intent of the parties that, at all times, Tenant shall
have only a leasehold interest in the Demised Premises, including the
Improvements, ownership of all Improvements shall automatically be vested in
Ground Lessor. Notwithstanding the foregoing, neither Landlord nor Ground Lessor
shall be entitled to claim depreciation on the Improvements for income taxation
purposes. Landlord and Tenant agree that title to the Improvements shall remain
vested in Ground Lessor only for so long as the Demised Premises are used for
uses enumerated in A.R.S. (S) 15-1636 ("Statutory Uses") as now existing or as
hereafter amended, or any successor provision. In the event Tenant or any
sublessee of Tenant engages in a use of the Demised Premises which is not a
Statutory Use, then, at Landlord's sole election, title to the Improvements
shall be deemed vested in Tenant effective as of the date Tenant (or a sublessee
of Tenant) engaged in a use which is not a Statutory Use and shall remain vested
in Tenant for the remainder of the Term.

          39.  SURRENDER
               ---------

          Upon the expiration or other termination of the Term, Tenant shall
quit and surrender to Landlord the Demised Premises, including all Improvements,
buildings, replacements, changes, additions and other improvements thereon, with
all non-trade fixtures and equipment in or appurtenant thereto in their then
existing condition (but excluding any personal property of Tenant) or, if
requested by Landlord, shall clear the land, putting the same into the same
condition as existed prior to the execution of this Lease.

          40.  RESTRICTIONS - AMENDMENTS
               -------------------------

          Tenant agrees that its construction, use, maintenance, ownership and
operation of the Demised Premises are subject to the Restrictions. Subject to
the limitations set forth in Section 6(i), Tenant specifically acknowledges and
agrees that Landlord may effect amendments to the Restrictions without the prior
written consent of Tenant so long as any such amendments (i) shall apply equally
and without discrimination to all persons entitled to the use and occupancy of
land within the Research Park, (ii) shall not prohibit or adversely affect the
use then being made of the Demised Premises or any use of the Demised Premises
permitted at the time of execution of this Lease, (iii) shall not permit uses
within the Research Park which are not then common to first class research parks
located within the southwestern United States, and (iv) do not, in Tenant's
reasonable judgment, impose an excessive financial burden on Tenant. Tenant
further agrees upon reasonable advance written notice to allow Landlord to enter
upon and inspect the Demised Premises during Tenant's normal working hours for
purposes of monitoring Tenant's compliance with said Restrictions.

          41.  QUIET POSSESSION
               ----------------

          Landlord agrees that Tenant, upon paying the rent, Additional Charges
and performing all other covenants and conditions of this Lease, may quietly
have, hold and enjoy

                                       24
<PAGE>

the Demised Premises during the Term hereof or any renewal thereof. It is
further the intention of the parties hereto that the covenants of this Lease be
independent of each other.

          42.  WATER RESOURCES
               ---------------

          It is the announced policy of the State of Arizona, that groundwater
resources be conserved and therefore, with respect to any landscaped area of the
Demised Premises as required by the Restrictions, Tenant will use only those
plants and planting materials that have been approved for use in the Research
Park by the Arizona Department of Water Resources. Upon request, Landlord will
furnish Tenant with a listing of such approved plants and planting materials.
Furthermore, Tenant will not allocate more than 15% of its landscaped area to
turf. Furthermore, no more than 20% of the turfed area developed by Tenant will
be overseeded with any seed variety during the winter dormancy period for
Bermuda grass. Furthermore, no outdoor water bodies such as fountains and
reflecting ponds will be installed by Tenant. For purposes of this Section 42,
"landscaped area" shall mean all areas of the Demised Premises not improved with
Improvements, parking areas and driveways.

          43.  NOTICES
               -------

          Any notice required or permitted to be given hereunder must be in
writing and may be given by personal delivery or by mail, and if given by mail
shall be deemed given if sent by registered or certified mail addressed to
Tenant, or to Landlord at the addresses set forth in the Fundamental Lease
Provisions. Either may, by written notice to the other, specify a different
address for notice purposes.

          44.  BROKERS
               -------

               (a)  Except as set forth in (b) below, each party warrants to the
other party that the warranting party had no dealings with any real estate
broker or agent in connection with the negotiation of this Lease, and that it
knows of no real estate broker or agent who is or might be entitled to a
commission in connection with this Lease and agrees to hold the other party
harmless from any claims of any brokers claiming a commission on account of any
actions of the warranting party.

               (b)  Landlord has informed Tenant that Landlord is represented by
P.C.I. Associates, Ltd., and by Sunbelt Holdings Management, Inc., pursuant to
an asset management agreement with Landlord. Landlord shall be solely
responsible for all fees payable to said entities as a result of the closing of
this lease transaction.

          45.  NET LEASE
               ---------

          It is the intention of the parties hereto that, except as otherwise
provided in this Lease, this Lease shall be a net lease and that Landlord shall
receive the rents herein reserved and all sums which shall or may become payable
hereunder by Tenant free from all taxes, charges and expenses of every kind or
sort whatsoever (exclusive of rentals due under either the Ground

                                       25
<PAGE>

Lease or the Ground Sublease) and that Tenant shall and will and hereby
expressly agrees to pay all such sums which, except for the execution and
delivery of this Lease, would have been chargeable against the Demised Premises
and payable by Landlord.

          46.  TENANT'S TITLE INSURANCE
               ------------------------

               At Tenant's option and at Tenant's sole expense, Tenant may
obtain a policy of title insurance insuring Tenant's subleasehold interest in
the Demised Premises. Tenant's obligations under this Lease shall not be
contingent upon the form or content of any such policy of title insurance.

          47.  HEIGHT RESTRICTIONS
               -------------------

               Tenant acknowledges that it has received a copy of that certain
Declaration of Height Limitations ("Declaration") recorded at Document No. 96-
0774295, Official Records of Maricopa County, Arizona. Tenant agrees to comply
with said Declaration.

                        [SIGNATURES ON FOLLOWING PAGE]

                                       26
<PAGE>

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

                                   PRICE-ELLIOTT RESEARCH PARK,
                                   INC., an Arizona nonprofit corporation

                                   By:      /s/ A. J. Pfister
                                          -----------------------------------
                                          A. J. Pfister
                                   Its:   President

                                                                 LANDLORD

                                   RYAN COMPANIES US, INC.
                                   a Minnesota corporation

                                   By:      /s/ John Strittmatter
                                          -----------------------------------
                                   Name:        John Strittmatter
                                          -----------------------------------
                                   Title:            VP
                                          -----------------------------------

                                                                      TENANT

                                       27<PAGE>

                                 EXHIBIT 10.59

           PROMISSORY NOTE FOR $5,000,000 TO RYAN COMPANIES US, INC.

                       RELATING TO THE MOTOROLA BUILDING
<PAGE>

                                PROMISSORY NOTE
                                ---------------

$5,000,000.00                                             March 29, 2000

     FOR VALUE RECEIVED, the undersigned, WELLS OPERATING PARTNERSHIP, L.P., a
Delaware limited partnership ("Borrower"), promises to pay to the order of RYAN
COMPANIES US, INC., a Minnesota corporation ("Lender"), at its offices at 700
International Centre, 900 Second Avenue South, Minneapolis, Minnesota 55402, or
at such other place as the holder hereof may from time to time designate in
writing, in lawful money of the United States of America, the principal sum of
Five Million and No/100 Dollars ($5,000,000.00), together with interest on the
unpaid principal balance thereof from and after the date hereof at the rate of
nine percent (9%) per annum.  Accrued interest shall be paid on May 1, 2000 and
on the first day of each month thereafter until April 1, 2001, on which date the
entire unpaid principal balance and all accrued but unpaid interest thereon
shall be due and payable.  If a monthly interest payment is not made within five
(5) days of the date when due, Borrower shall pay to the holder hereof a late
payment charge of four percent (4%) of the amount of the overdue payment.  All
payments made hereon shall be applied first to accrued late payment charges,
then to accrued interest and then to reduction of the principal balance.
Borrower may prepay the unpaid balance of the indebtedness evidenced hereby at
any time, without premium or penalty.

     This Promissory Note is secured by a Purchase Money Deed of Trust,
Assignment of Lease and Rents, Fixture Filing and Security Agreement of even
date herewith made by Borrower in favor of Lender pertaining to property located
in Maricopa County, Arizona ("Deed of Trust").  Upon the occurrence of an Event
of Default, as defined in the Deed of Trust, the entire unpaid principal sum
evidenced by this Promissory Note, together with all accrued and unpaid interest
thereon, shall at the option of the holder hereof become immediately due and
payable.  Failure to exercise this option shall not constitute a waiver of the
right to exercise the same in the event of any subsequent default.  Borrower
further agrees to pay all costs incurred by the holder hereof to collect the
amounts due hereunder, including court costs and reasonable attorneys' fees.

     Borrower waives presentment, protest and demand, notice of protest, demand
and of dishonor and nonpayment of this Promissory Note and any lack of diligence
or delays in collection or enforcement of this Promissory Note.  This Promissory
Note shall be governed by and construed in accordance with the laws of the State
of Minnesota.

     IN TESTIMONY WHEREOF, Borrower has caused this Promissory Note to be duly
executed and delivered as of the date first above written.

                              WELLS OPERATING PARTNERSHIP, L.P.
                              By:  Wells Real Estate Investment Trust, Inc.,
                                   Its General Partner

                                   By: /s/ Douglas P. Williams
                                       -----------------------------
                                   Its:   Executive Vice President

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